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AGENDA
ASPEN HISTORIC PRESERVATION COMMISSION
REGULAR MEETING
March 28, 2018
4:30 PM City Council Meeting Room
130 S Galena Street, Aspen
I. SITE VISITS
A. Please visit the sites on your own
II. 4:30 INTRODUCTION
A. Roll call
B. Draft minutes for February 14th & February 28th
C. Public Comments
D. Commissioner member comments
E. Disclosure of conflict of interest (actual and apparent)
F. Project Monitoring
G. Staff comments
H. Certificate of No Negative Effect issued
I. Submit public notice for agenda items
J. Call-up reports
K. HPC typical proceedings
III. OLD BUSINESS
A. None
IV. 4:40 NEW BUSINESS
A. 4:40 135 E. Cooper Avenue- Substantial Amendment, PUBLIC HEARING
B. 5:50 500 W. Main Street- Minor Development and Setback Variation, PUBLIC
HEARING
V. 7:00 ADJOURN
Next Resolution Number: 2
TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA ITEM, NEW
BUSINESS
Provide proof of legal notice (affidavit of notice for PH)
Staff presentation (5 minutes)
Board questions and clarifications (5 minutes)
Applicant presentation (20 minutes)
Board questions and clarifications (5 minutes)
Public comments (close public comment portion of hearing) (5 minutes)
Applicant Rebuttal
Chairperson identified the issues to be discussed (5 minutes)
HPC discussion (15 minutes)
Motion (5 minutes)
*Make sure the motion includes what criteria are met or not met.
No meeting of the HPC shall be called to order without a quorum consisting of at least four (4)
members being present. No meeting at which less than a quorum shall be present shall conduct
any business other than to continue the agenda items to a date certain. All actions shall require
the concurring vote of a simple majority, but in no event less than three (3) concurring votes of
the members of the commission then present and voting.
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Chairperson Greenwood called the meeting to order at 4:34 p.m.
Commissioners in attendance: Gretchen Greenwood, Jeffrey Halferty, Nora Berko, Roger Moyer, Scott
Kendrick, Richard Lai. Absent were Bob Blaich and Willis Pember.
Staff present:
James R. True, City Attorney
Nicole Henning, Deputy City Clerk
Amy Simon, Historic Preservation Planner
Sara Yoon, Historic Preservation Planner
APPROVAL OF MINUTES: Mr. Moyer motioned to approve January 17th minutes, Mr. Kendrick seconded.
Mr. Moyer motioned to approve January 24th minutes, Mr. Kendrick seconded.
PUBLIC COMMENT: None.
COMMISSIONER COMMENT: Ms. Berko thanked the City and staff for making the Colorado Preservation
conference available to them. She said it was really great and wonderful to see what is happening all
around the state.
DISCLOSURE OF CONFLICT: None.
PROJECT MONITORING: None.
STAFF COMMENTS: None.
CERTIFICATES OF NO NEGATIVE EFFECT: Ms. Simon mentioned that she issued one for 811 E. Hopkins,
which is a new house on a lot that contains two miner’s cottages. The property owner asked to put a
roof over a deck with no visibility issues regarding the historic structures, so she signed off on it.
CALL UPS: None.
PUBLIC NOTICE: Ms. Simon said she has provided this to Mr. True for St. Mary’s. Mr. True stated that he
has reviewed it and it is good.
NEW BUSINESS: 104 S. Galena – St. Mary’s Church
Amy Simon
This is in for final review and there will be discussion of revisions to the front porch, details of a
proposed addition. Most of the addition is below grade with no visual impacts, but there is a pavilion at
ground level that is an entry to the new space and is the subject of a lot of discussion. The applicant has
decided to retain what they have now, but make improvements to it. The massing in every shape and
placement is resolved so the board needs to focus on the detailing. The church did not have a protected
entry originally and significant snow would develop where people gather. The railings and steps will now
run right towards main street to be more welcoming to the public. At the front of the building, there are
two fixed arched shaped windows. Originally these were double hung and they would like to restore
them as such. There are a few actions that staff has already signed off on. There are new front porch
and alley light fixtures and two doors facing east and west that had solid wood panels replaced with
glazing so there will be restoration to put back to the original appearance. Moving on to the social hall
addition, she reminded the board to focus on material selection. The north façade is mostly glass and
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she wants to make sure that mullions in the glass façade align with some sort of horizontal elements to
the church to make sure of a strong relationship. She noted that a few of the materials need to be seen
in person. There is a brick screen wall to be freestanding and does not attach to the pavilion itself. She
said should strengthen the wording of the resolution regarding Phase 1 and Phase 2 of the project.
Phase 1 is the front porch and window restoration. Phase 2 is the construction of the social hall. City
Council has given the applicant five years of vested rights to prepare for this construction and allow
them more time to fundraise and prepare.
Mr. Moyer asked if the windows which were removed, were kept and no one knows what happened to
them. He then asked if they will put in wood windows and Ms. Simon said it is expected to put in wood
windows.
APPLICANT PRESENTATION: Patrick Rawley of Stan Clausen Associates and Marina Skiles of Charles
Cunniffe Architects along with Father Hilton of St. Mary’s Church.
Father Hilton thanked everyone for considering the proposal and said they are very pleased with the
work so far and with the results of the interior work. One of the key parts of the renovation is dealing
with the north face effectively and historically. It’s a two-phased project so they are hoping that the
board will grant permission to continue. Welcoming and safety are the primary concerns of the
entryway. They will be replacing heavy brick beams with lighter wood ones so it will be aesthetically
much better than what they have now. By lightning its presence, it’s less detrimental to the historic
structure. They feel this is an effective design and hope everyone on the board agrees.
Mr. Rawley described plans on screen. He mentioned that the original approved plan was called up by
council in 2016 and it was suggested that the above grade portion of the social hall to the rear of the
lawn and that is essentially the condition being brought forth today. He pointed out the brick screen
that zoning was considering a fence, not a wall. He said it is important to have an all-weather connector
for people to access and is integral to the building. Ms. Skiles pointed out the size and shape of the
connector. They have made this as thin and transparent as possible and it attaches to the church as
short and thin as it can be. It is on either side of the historic windows and do not want to damage the
historic structure at all. There are sourced bricks which are very crisp against the eroded one and the
mullions are as thin as possible. The front porch, the north face and the social hall are their top priority.
They want to take care of the exterior construction in the off season and have a welcoming front porch
by Memorial Day so that is the critical path right now. They need a covered entry and they are going for
u shaped stairs so you can go out on the sides or in the front. While the original roof was metal, the
church always had a cedar shake roof so they would like to have that again and they do need gutters.
They fully intend to keep the lilacs as well, which some of the parishioners had asked about. As for the
windows, they would not only like for them to be double hung, but also functional to open up to a
coffee shop and an office on the inside. All of the stained-glass windows on the second floor, are double
hung and functioning. The church has a revocable encroachment license because the steps are on
CDOT’s property. They have been working with CDOT and the Engineering department to maintain this
license. Mr. Rawley played a one-minute long video for the board showing how everything will look.
Mr. Kendrick asked what the material is on the new stairs. Ms. Skiles said it is snow melted concrete.
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Ms. Greenwood asked if they are tearing off the structure or just remodeling the existing and Ms. Skiles
said just remodeling because there was damage done to the brick previously do they don’t want to mess
with the brick anymore.
Mr. Moyer asked which is least expensive and Ms. Skiles said they believe the presentation before them
is least expensive and least intrusive to the historic face.
Mr. Halferty asked if they looked at other materials for the vertical columns on the north façade because
there are no other timber elements besides the shake. Ms. Skiles said they spent a lot of time looking at
having no columns and making it as open as possible and looked at a thinner brick and steel, but they
decided on timber because the building committee thought it was the best option to use timber that
they already have from inside of the church, which was removed from the old ceiling. She also noted
that the columns were drawn as 8x8.
Mr. Moyer asked how they will be treated. Ms. Skiles said they would replane them, but make sure that
they still maintain their character. They are too scratchy right now, but maintain character without
splinters. Mr. Moyer suggested stiff brushing them and put an oil on and have the wonderful old patina.
Ms. Greenwood asked if the detail of the columns will go straight up to into a wood ceiling. She also
asked what their design concept was with the columns and the reasoning behind it. Ms. Skiles said that
structurally, they needed a certain amount of mass so when they looked at a very thin steel column, it
was much thinner because of the load capacity of the steel. As far as design, it started with structure.
She said they worked through 25 designs over the last year and the design that was chosen is supposed
to maintain an elegant simplicity without being as heavy as brick. Ms. Greenwood asked if they have to
have four columns and Ms. Skiles said no, they don’t have to have four, they chose to.
Ms. Simon clarified that since the pavilion is further down the road, some of the details don’t need to be
agonized over right now. Part of the decisions will be more from staff and monitor to be pushed down
the road to resolve on another day. Staff are recommending that you approve tonight and we have
listed a series of conditions for both phase one and two.
Mr. Moyer asked if there is a space between the screen and the wall behind it and Ms. Skiles said yes.
Mr. Rawley said it’s integral to the structure and the roof is not there. He also noted that the screen is
made of brick.
PUBLIC COMMENT:
Ms. Simon entered a letter from Lisa Markalunas into the record and summarized it for the board. Ms.
Markalunas stated that she is concerned about the lilacs being preserved and with how the connector
attaches to the church. She also mentioned light spillage from the glazing on the north façade. She
appreciates HPC’s efforts and just wants to minimize the impacts to the above grade part of the
addition.
Ms. Simon said the recommended considerations of approvals that the board can start with are pages
23 and 24 of the packet.
Ms. Greenwood said she feels that the design of the addition is the best solution. She really likes the
stairs and said they are welcoming and an obvious solution to help open up the entry way. The columns
are a bit befuddling from a design standpoint with the sloping roof, but she likes the way they have the
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metal at the base of the columns. She suggested that perhaps they could enhance or show more of the
metal in a smaller detail and more at the top as it joins the underside of the roof so it takes away some
of the bulkiness of the columns that she is feeling. She said she doesn’t understand why there are four.
And Mr. Rawley said it’s because of the four gospels. Ms. Skiles said they are happy to take a look at
that. Ms. Greenwood said that if they accentuate the black metal, perhaps it might speak a bit to the
pavilion and maybe there should be some relationship visually. The pavilion is quite nice and a good
solution. It’s quiet and allows the west side of the building to be prominent. She feels that it speaks to
today and is in total favor of moving this forward.
Mr. Halferty said this was an excellent presentation. He mentioned that he wasn’t here for the prior
presentation. What strikes him as most difficult is the columns, the material and number of them and
how they are grouped together, but he does understand the function and the flow of the entry. He
understands trying to salvage the timber, but feels it is underdeveloped regarding spacing and being too
bulky. He is completely for the exiting stairs and the railing to meet the code requirements. It’s nice that
the roof is going back to cedar shake and it should be a product of its own time, but his biggest problem
are the columns. Regarding the pavilion in the back, the materials and detailing is something that staff
and monitor can look into. He could definitely approve of this proposal.
Mr. Lai said that first of all, the pavilion is a very sensitive design project that he likes very much and it
has just the right connection with the old building and yet it is very modern and will be a great asset to
the street and the church itself. When he looks at the façade, he prefers the original design, but he
understands the need for protection. He is a bit uneasy with the columns and wonders if the new
columns really fit in with the old façade. He urged them to reconsider this a bit. He looks for handrails at
his age and offered a friendly suggestion to add a single rail down the center on the north entryway,
which would be helpful to the older parishioners. Would like to have an option on either side.
Mr. Kendrick said he agreed with the others regarding the columns. He said they don’t seem much
lighter and feels he would like to see a more developed design. He likes how it’s been opened up as well
as the view to the glass and the additional access. In terms of the pavilion, he thinks it’s a great design
and said it’s a very modern take and thinks it’s a great plan.
Mr. Moyer said he likes the columns, but the way they meet the roof is a little strange. He likes Ms.
Greenwood’s suggestions. He said he thinks there is enough spacing between them and he would put a
plaque on them designating them as the original roof beams. He thinks they have done a great job and
now that he understands everything that is going on with the pavilion and the connector, he thinks it is
quite good. He mentioned that the brick is clever on the screen. Regarding the additional railings on the
entry, keep this as simple as possible and don’t over clutter it. He thinks its fine the way it is.
Ms. Berko said there isn’t much to add, but feels they have come a long long way and she is excited to
see it on the inside. The entryway still feels heavy to her and she is in agreement with everyone on the
columns.
Ms. Greenwood mentioned the condition listed in the staff memo about not wrapping the stairs around
the corners of the columns, but she finds this to be graceful and welcoming. She then asked if the board
is comfortable with staff and monitor continuing to work on the columns together. The board said they
are fine with it and Ms. Simon said she is fine with that as well. Ms. Greenwood said she is fine with all
other conditions that staff has listed except for #1. She would like to change this to “prior to building
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permit submittal, restudy the front columns for further detail to reduce the mass and study the
connection of the columns to both concrete steps and to the ceiling of the porch.”
MOTION: Mr. Moyer motioned to approve based on the changes to the conditions that Ms. Greenwood
made, Mr. Kendrick seconded. All in favor, motion carried.
Project monitor: Mr. Kendrick and Mr. Halferty volunteered.
Ms. Simon gave a summary of the work session with City Council that took place. She said it was a two-
hour discussion about benefits. She said it was a sticky conversation and a couple of council members
who have decided the benefits have gone too far and need more reflection. They feel that too much
pressure is being put on historic development in regard to all of the benefits and that HPC may be giving
away more than is needed to achieve their goals. They are going to begin a process of public input from
historic property owners and community members to gain additional feedback. They may show some
case study projects and return to council with some results. She said that the floor area bonus was a
huge thing and they were not as enthusiastic about waivers being given out.
Ms. Greenwood said council was very interested and didn’t know a lot about it, but want to know more
about projects we are approving. A couple of the council members are in favor of wiping out bonuses
completely because they feel the developers don’t need it. She said she tends to agree with them
because she owns a historic home and is paying employee housing fees on it and when she sells it, she
will have to pay that fee. She originally got a setback variance and that was it. She said she is proud and
it’s a privilege to own a historic home. She said they seemed adamant about making cuts.
Ms. Simon said they need to remember the power of goodwill so they need to find that balance. She
said that Ms. Yoon pointed out that if we let go of benefits, we aren’t getting them back again. They
need to be very careful with this conversation.
Ms. Yoon said she thinks that we as a commission should discuss ways to allow certain benefits to
certain projects. It’s a strength for them to have this toolkit so they should be more careful about
applying certain bonuses to certain projects. Touching the toolkit is something we need to tread lightly
on. We should keep this pool available to us.
Ms. Simon agreed and said there is an inequity of how the benefits are being distributed so everyone
will be hearing much more about this.
Mr. Lai said he agrees with Ms. Greenwood. He said it may sound a little patronizing, but likened it to
spoiling children; it doesn’t happen all at once, it happens very very gradually so we need to keep our
eye on the ball.
Ms. Simon said it was certainly not a historic preservation lovefest.
Mr. Kendrick said that moving forward, we need to look at what the applicant really needs, not what
they can get.
Ms. Simon and Ms. Yoon gave a quick summary and presentation of the preservation conference they
attended in Denver.
MOTION Mr. Halferty motioned to adjourn at 6:19 p.m., Mr. Kendrick seconded.
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_____________________________
Nicole Henning, Deputy City Clerk
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Chairperson Greenwood called the meeting to order at 4:36 p.m.
Commissioners in attendance: Gretchen Greenwood, Jeffrey Halferty, Nora Berko, Roger Moyer, Bob
Blaich, Willis Pember. Absent were Scott Kendrick and Richard Lai.
Staff present:
James R. True, City Attorney
Nicole Henning, Deputy City Clerk
Amy Simon, Historic Preservation Planner
Sara Yoon, Historic Preservation Planner
APPROVAL OF MINUTES: None.
PUBLIC COMMENT: None.
COMMISSIONER COMMENT: Mr. Pember said he was invited by the Aspen Art Museum to introduce
the last architecture series lecture with Todd Williams who is currently working on the Obama
Presidential Center among other projects. He and his partner, Billy Chen, are longtime heroes of Mr.
Pember. This will be shown on Grass Roots TV and suggested that everyone look it up, but please don’t
watch his introduction as the noise levels were off. He said that Mr. Williams did a great job and it was
really fascinating stuff. He said it was fun interacting with his hero and that Mr. Williams had asked to
see his resume and some of his projects so it was wonderful for him. He mentioned that his partner,
Billy, wasn’t there and that they usually do the presentations together. He said they live above Carnegie
Hall and are adorable and unlike any other professionals they are likely to meet.
DISCLOSURE OF CONFLICT: Mr. Pember noted that he does not have a conflict of interest, but has
worked on the elements in the presentation tonight. In the core, he was the lead designer for the
Wagner Park pavilion in 2001 and also the information pavilion in 2005 as well as the kiosk at the
Wheeler and the clock tower and worked closely with Parks and the landscape people on the plaza and
parts of the playground, but can remain objective. He has no horse in the race or bone to pick with
anyone. Mr. True mentioned that he had a discussion with Mr. Pember about this and there is no
technical conflict but he can be objective by stating his history. Mr. Pember said he is also not currently
working with the city.
PROJECT MONITORING: Ms. Simon said she has the restudy of the front porch of St. Mary’s for Mr.
Kendrick and Mr. Halferty to look at, but since Mr. Kendrick is absent tonight, she asked Mr. Halferty if
he will be available within the next couple of days for a meeting. He said he will be available.
CERTIFICATES OF NO NEGATIVE EFFECT: None.
CALL UPS: None.
PUBLIC NOTICE: None.
PRESENTATION: Aspen Pedestrian Mall
Mike Albert of Design Workshop, Darla Callaway of Design Workshop and Tina Bishop of Mundus Mr.
Albert said that he appreciates all the feedback and they are hoping to move the conversation forward
and continue the dialogue. He mentioned that they feel like there was some catching up to do since the
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first time they presented to HPC. They are here because in 2006, this was a top ten goal by City Council
to focus on the improvement of the mall and the infrastructure. This provided a moment in time and a
platform to elevate Aspen’s most notable public space for the next 50 years. Their project boundary
includes areas of Mill & Galena as well as Cooper & Hyman. The key issues are: to maintain the
historical integrity and character of the malls while upgrading the infrastructure and access, explore
innovative ways to improve the storm water infrastructure, replace utilities, retain the malls as an urban
park, increase the mall’s accessibility and engage the public and business owners. We wanted to
balance a strong local presence and also bring in a higher level of expertise
lacemaking, sustainable infrastructure and historic preservation. The project has five phases and they
are currently in phase 2, which is the conceptual planning and design. Mr. Albert recapped the previous
HPC meetings that were held on the mall presentation. He said this time, they are presenting a refined
conceptual plan. They are requesting HPC’s recommendation to move the project forward to the next
phase of design. The feedback from the first HPC meeting was that the Independence node by Ralph
Lauren is one of the weaker areas and there was a comment about a water feature being integrated,
there was a question about replicating the bricks and the rollout of the project. In the second meeting,
there were points of agreement regarding: 1. Intersection treatments 2. the Durant connection 3. Fire
features. Additional study was requested on bricks, lighting, outdoor dining, sister cities plaza and
programming.
Ms. Bishop took over to give some historical context. We’ve looked at the chronology of the mall and
how it evolved over time, we did an analysis of the fabric that has remained and spatial relationships
and they pulled together some principles and guidance on where to go in the future. This project was
very research based with a solid foundation. They have documented the extent of the historic fabric that
remained. Ms. Bishop continued to show some slides of the original mall before there was any
construction. The mall was completed between 1976-1980. The greater extent of change came during
the 2000’s. The modifications over time include things such as, sister cities, pavilion, the circular bench,
clock tower, kiosk, info panel, playground, fire hearth and tree replacements. She then showed a
diagram of how the mall is broken up into different sections. The nodes are meant to be connectors of
each section of the mall and the brick is an important contributing factor.
Ms. Callaway laid out the basic needs of the mall project regarding infrastructure and electrical. The
items that need attention are: pipes, electrical lines, conceptual utility layouts, water, storm drains, fiber
and electrical. What is currently under review by owners are: sewer, gas, cable, primary electrical. The
mall today doesn’t meet current storm water standards of today. They are looking at permeable brick
paving and high rate tree soils, but these options are not character defining. Where needed, they will
look at an underground storage or structured conditions. As far as the bricks go, they had originally
purchased 500,000 and used about 320,000 to construct the mall. They are down to about 30,000 now
that is kept in storage for repairs. They do not have enough existing supply for the repairs or
replacement and they are not ADA compliant. For a new brick strategy, they will: 1. Look at the original
fabric and see what can remain in place. 2. Look at brick to be salvaged or reused during construction. 3.
Look at custom bricks to be developed using Poston block, culver block, Athens block, Indy block, and
Egyptian. The chosen brick would have to match in texture, size and pattern. There has to be
documentation of pattern, inventory, design of the brick on the mall. Emergency access is another
issue, especially pertaining to outdoor dining.
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Mr. Albert said that over the last month, they have digested the feedback and come to you now with a
refined plan of which the key takeaways are: similar opinations: maintain character, realign Wagner
Park, create an open view to Wagner, relocate bathroom, integrate fountain at Sister Cities, build in
flexibility for outdoor dining, connect to Durant, narrow intersection crossing distances and remove
excessive planters. There are differing opinions on the following: outdoor dining locales, replacement of
the crab apples with non-fruit bearing trees, a community table/water feature at the Independence
node and public art management.
Ms. Callaway mentioned the trees and said there are 57 new trees proposed whether new or being
replaced. They will not increase the lighting, but maintain the same amount of light as well as seasonal
lighting. There will be street signage added onto the lighting. We used to have it and will bring this back.
For the future, the following are the areas of focus: contributing feature design, architectural RFP,
physical mock ups, construction phasing and cost budgeting.
Mr. Moyer said there should be no tables against the buildings and that he would rather see it in the
middle. This to him, is too structured and it’s not the “messy vitality” that aspen has always been known
for. Ms. Greenwood said she agrees with Mr. Moyer. His feeling about the center is that people want to
be able to walk that as well and said the mall commission needs to have better regulations. Mr. Halferty
also agrees with the other two. He said there are a lot of moving parts, but he is with the others on the
messy vitality and things not being so orchestrated. Mr. Pember said there is a complex relationship
between CCLC and the mall leases and said he’s not comfortable weighing in on this. Ms. Berko said
there are places she avoids like the dancing fountain and she said it seems complicated and needs some
variety. Mr. Blaich said he is hearing two sides; being messy and structured. He said he lived in Europe
for a long time and what he loves most is the messy vitality and he likes the idea of the eating and
drinking zone away from the buildings. Mr. Woods said that you’re getting both sides of the issue here
and this design allows for both of these ideas and said they are laying this out to be flexible.
Mr. Blaich addressed the Wagner Park and Mill Street node and said he missed the last meeting, but was
at the walk through and he likes this direction very much and the functional aspects. He likes opening up
the vista to the park and says it is a major step forward. He asked what happened to the utility building
that HPC approved for the city and Mr. Woods said it will be incorporated into the restrooms or such.
Ms. Callaway said they will integrate it all together. Ms. Berko asked about the water features turning
off at night and Mr. Albert said yes, that is plan and the water will be recycled or recirculated. Ms.
Greenwood said it’s a nice gathering place for the community and feels a space like that is needed and
she feels they solved that. Mr. Moyer likes all of the nodes and he likes the LED lighting and said it’s
mellow. Mr. Pember asked if they will they still call this the Sister Cities plaza and Mr. Albert said yes.
Mr. Woods said that space has been dedicated and it is important to not lose this designation. Ms.
Greenwood thinks opening up the view to Wagner Park should be done as much as possible and that
maybe putting the restroom below grade is a good idea. It’s just a functional building and says she feels
the opposite of Mr. Pember. She loves the building that Mr. Pember has done, but this space needs to
be opened up.
Ms. Bishop said for the most part, all areas of the mall have integrity. Mill has a little more diminished
integrity because of the changes. Telling the story of that building and how it changed over time, is
important to telling the story.
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Mr. Moyer asked if they decide to bring down the current restroom building, if there has been
discussion about keeping a clock tower there. Mr. Albert said they would like feedback on the clock
tower and its presence. From the comments collected, there has not been a clear for or against the
clock tower so it hasn’t been settled yet. Mr. Pember said it is a nice vertical accent in a horizontal space
and doesn’t think it would be unfriendly to keep there and said that maybe it should be taller.
Ms. Greenwood said in general, the board is in favor of the direction for this node. Mr. Halferty asked
how they determine how many restrooms are needed for the area. He also asked if they are considering
moving the restrooms to the south, he thinks they should still be functional for people at the Wheeler
and not have to walk so far to use a restroom. He is with everyone on the clock tower and thinks it’s an
excellent vertical element.
Mr. Moyer said he likes the Independence/Paradise node and there just needs to be room for one car to
park and one to pass. Mr. Blaich said he likes it as well. Darla said they are looking to keep it the same
size. Mr. Wheeler said the steel and basic structure are in good shape on this node. The internal
workings need to be reworked and Mr. Woods said it’s the perfect location. Ms. Greenwood said a nicer
looking building would be great and Mr. Wheeler said it was built as a moveable structure and this will
be part of the architectural RFP.
Ms. Callaway said they will keep the fire pit as a special occasion item for Winterskol and such. Mr.
Wheeler said that Council felt it was important to not burn all the time due to fossil fuels and Ms.
Callaway said the police department asked that it not burn all the time due to the late nights calls.
Ms. Berko said the more we can go in the direction of environmental consciousness is better so reusing
and repurposing instead of scrape and replace. That should be a guiding factor.
Mr. Pember said there are a lot of design aspects that will change and it needs to be for the better.
Regarding the Ki Davis, Ms. Greenwood said that it’s a nice extension to the mall. She asked if it will be a
colored concrete and Mr. Albert said It will match the language of the gondola plaza, which is a warm
tone. The fountain is at street level today and will be going to be further off of the street so people can
gather around it. Mr. Wheeler said the street is one-way and has been a long-term commitment and it
has only been that way for the past ten years roughly and it has worked well and makes it easier for
pedestrians. They have got nothing but good feedback on Galena being one-way. There are very strong
businesses along that street and it’s a very active street.
Mr. Albert said he would like brick and lighting feedback. Ms. Greenwood said they have done a good
job and they are on the right track. Ms. Berko said she feels they have a good handle on it all and said
the more they can keep, the better. Mr. Blaich asked what 30,000 bricks would cover and Mr. Albert
answered 10 percent of the mall.
Mr. Woods said they are going to keep working on understanding the pattern of the bricks on the mall
because it is almost like an abstract painting. He said you have to do flyovers to get a feel for the
character and there is still a lot of work to do on this.
Mr. Pember said an abstract mix is key to keep that intent and repurpose. He likes the lighting plan and
he likes the bollards.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 28TH, 2018
5
Mr. Halferty said he has the same philosophy and doesn’t mind the bollards. He says they should keep
the bricks the same and keep the matrix the same and Mr. Blaich seconded.
Ms. Greenwood thanked them for taking in their comments and she feels it’s great developed plan from
when they last met.
Mr. Halferty asked about removing the fruit bearing trees and asked them to talk more about the
cottonwoods or spruce trees because some people are talking about the urban forest being too much
and a haven for bears. He asked if they have a proximation of trees to be removed, etc. Mr. Albert
threw back up a slide on the screen with a graph of trees to be removed and said this is the best that
they know will be impacted at this point. He said they heard back that people like how it is. Mr. Woods
said it will be mixed age forest, but some cottonwoods have to come down.
Mr. Woods said this was a really helpful meeting and that they felt they did a poor job last time
presenting. He thanked the board for the input received and mentioned that they felt a bit beat up last
time and they learned a lot from that experience.
Mr. Moyer motioned to adjourn, Mr. Blaich seconded at 6:52 p.m.
___________________________________
Nicole Henning, Deputy City Clerk
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C:\Program Files (x86)\neevia.com\docConverterPro\temp\NVDC\8C417E3E-0DCF-
4ADD-BE00-ABC2369215C0\13672.doc
3/22/2018
HPC PROJECT MONITORS- projects in bold are under construction
Nora Berko 1102 Waters
417/421 W. Hallam
602 E. Hyman
210 S. First
530 W. Hallam
333 W. Bleeker
Bob Blaich Lot 2, 202 Monarch Subdivision
232 E. Bleeker
609 W. Smuggler
209 E. Bleeker
300 E. Hyman, Crystal Palace
128 E. Main, Sardy House
Gretchen Greenwood 28 Smuggler Grove
135 E. Cooper
1280 Ute
211 E. Hallam
124 W. Hallam
411 E. Hyman
300 E. Hyman, Crystal Palace
101 W. Main, Molly Gibson Lodge
201 E. Main
834 W. Hallam
Willis Pember 305/307 S. Mill
534 E. Cooper
Jeff Halferty 540 E. Main and Holden-Marolt
980 Gibson
845 Meadows, Aspen Meadows Reception Center
232 E. Main
541 Race Alley
310/330 E. Main (Hotel Jerome)
201 E. Hyman
208 E. Main
533 E. Main
Roger Moyer 517 E. Hyman (Little Annie’s)
500 W. Main
406 S. Mill
223 E. Hallam
Richard Lai 122 W. Main
Scott Kendrick 533 E. Main
Sheri Sanzone
Need to assign:
134 W. Hopkins
517 E. Hopkins
422/434 E. Cooper
529-535 E. Cooper, Stein Building
420 E. Hyman
110 W. Main, Hotel Aspen
301 Lake
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TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA
ITEM, NEW BUSINESS
Provide proof of legal notice (affidavit of notice for PH)
Staff presentation (5 minutes)
Board questions and clarifications (5 minutes)
Applicant presentation (20 minutes)
Board questions and clarifications (5 minutes)
Public comments (close public comment portion of hearing) (5 minutes)
Applicant rebuttal (5 minutes)
Chairperson identifies the issues to be discussed (5 minutes)
HPC discussion (15 minutes)
Motion (5 minutes)
*Make sure the motion includes what criteria are met or not met.
No meeting of the HPC shall be called to order without a quorum consisting of at least
four (4) members being present. No meeting at which less than a quorum shall be present
shall conduct any business other than to continue the agenda items to a date certain. All
actions shall require the concurring vote of a simple majority, but in no event less than
three (3) concurring votes of the members of the commission then present and voting.
Procedure for amending motions:
A “friendly amendment” to a Motion is a request by a commissioner to the commissioner
who made the Motion and to the commissioner who seconded it, to amend their Motion.
If either of these two do not accept the “friendly” amendment request, the requesting
commissioner may make a formal motion to amend the Motion along the lines he/she
previously requested. If there is no second to the motion to amend the Motion, there is
no further discussion on the motion to amend, it dies for a lack of a second; discussion
and voting on the Motion may then proceed.
If there is a second to the motion to amend the Motion, it can be discussed and must be
voted upon before any further discussion and voting on the Motion for which the
amendment was requested. If the vote is in favor of amending the Motion, discussion and
voting then proceeds on the Amended Motion. If the vote on the motion to amend fails,
discussion and voting on the Motion as originally proposed may then proceed.
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MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Simon, Historic Preservation Officer
RE: 135 E. Cooper Avenue- Substantial Amendment, Public Hearing
DATE: March 28, 2018
______________________________________________________________________________
SUMMARY: 135 E. Cooper Avenue is listed
on the Aspen Inventory of Historic Landmark
Sites and Structures, as well as the National
Register of Historic Places. The site contains
the 1888 Dixon-Markle house and
outbuilding.
In 2003, HPC approved a Major
Development review on the property that
entailed moving the house slightly to the
north and east of the original location,
constructing an addition along the west side
of the house, and constructing a new garage
along the alley. The project included a 500
square foot floor area bonus and setback
variances to accommodate existing and newly
created conditions. The project won a
Preservation Honor award upon completion in
2005.
The applicant, who constructed the addition,
has had a long standing concern with the one-
story linking element of the project, in that it
is not possible to move directly between with
upper floors of the house. A number of
versions of a proposed two story connector
have been reviewed by HPC over the last
decade, at worksessions and public hearings.
Ultimately, in 2015 HPC approved a new
connector with conditions to be resolved by
staff and monitor. The approved solution is
depicted in Exhibit C. The applicant has the
right to construct this connector so long as a
complete building permit is submitted before
July 16, 2018, when Vested Rights expire.
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The applicant has continued to study the 2015 project and is concerned with the cost and impacts.
The applicant has reconsidered the goal and instead of trying to accommodate a stair in the
connector, a simpler solution has been devised to place a new second floor hallway on top of the
existing one story connector.
This revision is to be reviewed as a Substantial Amendment and is subject to the “old” HPC
design guidelines, which were replaced in 2016. The height, size and placement of the connector
on this site has been an important issue to HPC over the years. That said, staff finds that the
revision complies with the design guidelines to a much greater extent than the approved
approach, which staff did not support. Staff recommends HPC accept this amendment with
conditions.
APPLICANT: Chris Pat Aspen LLC, represented by Eigelberger Architecture and Design.
(Please note that representatives have changed since the application was initially submitted.)
PARCEL ID: 2735-131-04-003.
ADDRESS: 135 E. Cooper Avenue, Lots H and I, and the easterly 5 feet of Lot G, Block 70, City
and Townsite of Aspen.
ZONING: RMF, Residential Multi-Family.
SUBSTANTIAL AMENDMENT
All changes to HPC approved plans that materially modify the location, size, shape, materials,
design, detailing or appearance of the building elements as originally depicted must be approved
by the HPC as a Substantial Amendment.
The Commission is asked to review the application, the staff analysis report and the evidence
presented at the hearing to determine the project’s conformance with the City of Aspen Historic
Preservation Design Guidelines and other relevant regulations under the HPC’s purview. The
HPC may approve, disapprove, approve with conditions or continue the application to obtain
additional information necessary to make a decision to approve or deny.
Staff Response: When the renovation of this house was reviewed in 2003, the applicant
requested a two story connector, which the board did not allow. In the subsequent years, the
applicant was troubled with functional concerns with the layout of the house. HPC held a
worksession on this topic in 2012 followed by four public hearings before approval for a two
story connector was granted with conditions in 2015.
HPC’s conditions in 2015 were that the connector must sit below the eave of the Victorian and
that it be as transparent as possible with any necessary mullions in a dark finish. A solution was
achieved, as shown in Exhibit C, however the addition is impactful, projecting into view on the
east side of the property and requiring the total demolition of an existing below grade spa area.
Staff finds that the newly proposed Substantial Amendment achieves HPC’s objectives from
2015 and adequately meets the design guidelines regarding connectors. This is a modification to
an existing addition, some of the characteristics of which HPC might view differently today than
in 2003. The purpose of a connector is to make a light-handed attachment to historic fabric and to
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provide some breathing space between the volume of the resource and the volume of the new
addition. The Amendment addresses these goals by remaining within the north/south limits of
the Victorian, proposing a limited upper floor hallway of approximately 55 square feet in size,
and being constructed of glass with no mullions.
The proposed new connector requires a historic window on the upper floor to be removed. The
applicant suggests shifting the historic window to a new location directly on the north side of the
connector. Staff recommends against this as removing a historic feature and then placing it in a
non-historic location is making not one, but two changes to the building. We recommend that no
new windows be added to the west side of the Victorian.
As part of this HPC review, the applicant plans changes to the yard between the house and
outbuildings. Stairs from the backyard to the below grade spa are to be removed. Four trees
along the alley are to be eliminated in order to create an on-site parking space protected by a
sliding fence on the rear lot line. New paving and amenities such as seating and artwork are
planned. Staff’s only concern is the material of the patio and walkways. Bluestone, a non-native
stone is proposed, installed in a contemporary manner. Staff recommends the use of red
brick/pavers or sandstone, with the possible use of other paving as a minor element, be required
for review and approval by staff and monitor. As a corner lot, the use of materials that are
consistent with Victorian era is a priority. Guideline 1.9 states:
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1.9 Maintain the established progression of public-to-private spaces when considering a
rehabilitation project.
This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding
along a "semi-public" walkway, to a "semi-private" porch or entry feature and ending in the
"private" spaces beyond.
Provide a walkway running perpendicular from the street to the front entry. Meandering
walkways are discouraged, except where it is needed to avoid a tree.
Use paving materials that are similar to those used historically for the building style.
Concrete, wood or sandstone may be appropriate for certain building styles.
Finally, at an unknown time, two trees were planted on the east side of the Victorian and stand to
damage and obscure the building. Staff requests the applicant agree to their removal as part of
this project, rather than through a separate enforcement action.
___________________________________________________________________________
DECISION MAKING OPTIONS:
The HPC may:
• approve the application,
• approve the application with conditions,
• disapprove the application, or
• continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
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______________________________________________________________________________
RECOMMENDATION: Staff recommends that this Substantial Amendment be approved with
the following conditions:
1. A historic window on the west elevation of the house is approved to be removed. It is not
approved to be relocated and no new window opening may be added on this façade.
2. The new patio and walkways between the back of the Victorian and the outbuildings are
to be red brick/pavers or sandstone, with the possible use of other paving as a minor
element. The applicant is to provide a design for review and approval by staff and
monitor.
3. The requirement to submit for building permit by July 16, 2018, in compliance with the
2015 Development Order, remains in effect.
4. This approval supersedes and replaces the approval for the two story stair connector
represented in Exhibit C. The Municipal Code does not allow multiple versions of a land
use approval to be valid at one time.
5. The applicant is asked to commit to the removal of the two spruce trees on the east side of
the Victorian as part of this Amendment.
Exhibit:
Resolution #___, Series of 2018
A. Design Guidelines
B. Application
C. Graphics representing June 2015 proposal, approved with conditions
“Exhibit A, Relevant Design Guidelines, 135 E. Cooper Avenue- Minor Review ”
1.9 Maintain the established progression of public-to-private spaces when considering a
rehabilitation project.
This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding
along a "semi-public" walkway, to a "semi-private" porch or entry feature and ending in the
"private" spaces beyond.
Provide a walkway running perpendicular from the street to the front entry. Meandering
walkways are discouraged, except where it is needed to avoid a tree.
Use paving materials that are similar to those used historically for the building style.
Concrete, wood or sandstone may be appropriate for certain building styles.
1.13 Revisions or additions to the landscape should be consistent with the historic context
of the site.
Select plant and tree material according to its mature size, to allow for the long-term impact
of mature growth.
Reserve the use of exotic plants to small areas for accent.
Do not cover grassy areas with gravel, rock or paving materials.
1.14 Additions to the landscape that could interfere with historic structures are
inappropriate.
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6
Do not plant climbing ivy or trees too close to a building. New trees should be no closer than
the mature canopy size.
Do not locate plants or trees in locations that will obscure significant architectural features or
block views to the building.
It is not appropriate to plant a hedge row that will block views into the yard.
10.3 Design a new addition such that one's ability to interpret the historic character of the
primary building is maintained.
A new addition that creates an appearance inconsistent with the historic character of the
primary building is inappropriate.
An addition that seeks to imply an earlier period than that of the primary building also is
inappropriate.
An addition that seeks to imply an inaccurate variation of the primary building's historic style
should be avoided.
An addition that covers historically significant features is inappropriate.
10.4 Design a new addition to be recognized as a product of its own time.
An addition should be made distinguishable from the historic building, while also remaining
visually compatible with these earlier features.
A change in setbacks of the addition from the historic building, a subtle change in material or
a differentiation between historic, and more current styles are all techniques that may be
considered to help define a change from old to new construction.
10.6 Design an addition to be compatible in size and scale with the main building.
An addition that is lower than or similar to the height of the primary building is preferred.
10.7 If it is necessary to design an addition that is taller than a historic building, set it back
substantially from significant facades and use a "connector" to link it to the historic
building.
A 1-story connector is preferred.
The connector should be a minimum of 10 feet long between the addition and the primary
building.
The connector also should be proportional to the primary building.
10.8 Place an addition at the rear of a building or set it back from the front to minimize the
visual impact on the historic structure and to allow the original proportions and character
to remain prominent.
Locating an addition at the front of a structure is inappropriate.
Additional floor area may also be located under the building in a basement which will not
alter the exterior mass of a building.
Set back an addition from primary facades in order to allow the original proportions and
character to remain prominent. A minimum setback of 10 feet on primary structures is
recommended.
10.9 Roof forms should be similar to those of the historic building.
Typically, gable, hip and shed roofs are appropriate.
Flat roofs are generally inappropriate for additions on residential structures with sloped roofs.
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10.10 Design an addition to a historic structure such that it will not destroy or obscure
historically important architectural features.
For example, loss or alteration of architectural details, cornices and eavelines should be
avoided.
10.11 On a new addition, use exterior materials that are compatible with the historic
materials of the primary building.
The new materials should be either similar or subordinate to the original materials.
10.14 The roof form and slope of a new addition should be in character with the historic
building.
If the roof of the historic building is symmetrically proportioned, the roof of the addition
should be similar.
Eave lines on the addition should be similar to those of the historic building or structure.
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A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING A SUBSTANTIAL AMENDMENT FOR 135 E. COOPER AVENUE,
LOTS H AND I, AND THE EASTERLY 5 FEET OF LOT G, BLOCK 70, CITY AND
TOWNSITE OF ASPEN, COLORADO
RESOLUTION #__, SERIES OF 2018
PARCEL ID: 2735-131-04-003.
WHEREAS, the applicant, Chris Pat Aspen LLC, represented by Eigelberger Architecture and
Design, requested a Substantial Amendment approval for 135 E. Cooper Avenue, Lots H and I,
and the easterly 5 feet of Lot G, Block 70, City and Townsite of Aspen. The property is a
designated landmark; and
WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;” and
WHEREAS, for Substantial Amendment, the HPC must review the application, a staff analysis
report and the evidence presented at a hearing to determine the project’s conformance with the
design guidelines per Section 26.415.070.E.2.f of the Municipal Code and other applicable Code
Sections. The HPC may approve, disapprove, approve with conditions or continue the
application to obtain additional information necessary to make a decision to approve or deny; and
WHEREAS, Amy Simon, in her staff report dated March 28, 2018, performed an analysis of the
application and recommended that the review standards and design guidelines were met with
conditions; and
WHEREAS, during a duly noticed public hearing on May 28, 2018, the Historic Preservation
Commission considered the application, found the application was consistent with the applicable
review standards and guidelines and approved the application with conditions by a vote of __ to
___.
NOW, THEREFORE, BE IT RESOLVED:
That HPC approves a Substantial Amendment for the property located at 135 E. Cooper Avenue,
Lots H and I, and the easterly 5 feet of Lot G, Block 70, City and Townsite with the following
conditions:
1. A historic window on the west elevation of the house is approved to be removed. It is not
approved to be relocated and no new window opening may be added on this façade.
2. The new patio and walkways between the back of the Victorian and the outbuildings are
to be red brick/pavers or sandstone, with the possible use of other paving as a minor
element. The applicant is to provide a design for review and approval by staff and
monitor.
3. The requirement to submit for building permit by July 16, 2018, in compliance with the
2015 Development Order, remains in effect.
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4. This approval supersedes and replaces the approval for the two story stair connector
represented in Exhibit C. The Municipal Code does not allow multiple versions of a land
use approval to be valid at one time.
5. The applicant is asked to commit to the removal of the two spruce trees on the east side of
the Victorian as part of this Amendment.
APPROVED BY THE COMMISSION at its regular meeting on the 28th day of March,
2018.
Approved as to form: Approved as to content:
_________________________________ ____________________________________
Andrea Bryan, Assistant City Attorney Gretchen Greenwood, Chair
Attest:
_________________________________
Nicole Henning, Deputy City Clerk
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ALIUS DESIGN CORPS LLC | ASPEN, CO | 719.331.9211 |MICHAEL@ALIUSDC.COM
Aspen Historic Preservation Commission
c/o Amy Simon
Substantial Amendment to Minor Development Approval
12/14/2017
Project: 135 E. Cooper
Please accept this application to modify the approved connector in accordance with
the criteria stipulated in Resolution #17, series of 2016 whereby three specific criteria items were
established which would drive the design of the connector. Subsequent to the establishment of
those criteria the applicant had presented schematic drawings to HPC staff and the HPC
monitor which were approved in concept. The application wishes to refine and improve upon
that design with this application. Please find below written response to the pertinent design
criteria. In addition to the specific criteria below regarding the connector this application also
represents a reduction in the overall Floor Area used on the property via decommissioning of the
attic level Floor Area. A portion of this Floor Area will be re-allocated to the second level
connector demonstrated in the associated plans. The remainder of the floor area and its future
allocation will be contemplated in a separate application to be submitted subsequent to this
application for the connector.
Context
The criteria established in the aforementioned Resolution for the design of the connector
are as follows:
1. The new connector shall be redesigned so that it does not interrupt the fascia of the west side
of the historic resource, to be reviewed and approved by staff and monitor. If this cannot be
accomplished, the project must be brought back to the full board for further review and
determination before proceeding.
2. The metal components of the new connector shall have a dark finish, to be reviewed and
approved by staff and monitor.
3. The new connector shall be as transparent as possible, to be reviewed and approved by staff
and monitor.
Based on this criteria the applicant’s architect at the time presented these schematic drawings
which were approved by staff and monitor. The design of the connector centered on a glass
enclosed staircase with a volume that traveled vertically from the lower, sub-grade level to the
upper level traveling across three vertical stories. The applicant wishes to improve upon this
design by eliminating such a massive volume by concentrating the connector on top of the
existing second level deck whereby eliminating the need for such a large staircase.
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ALIUS DESIGN CORPS LLC | ASPEN, CO | 719.331.9211 |MICHAEL@ALIUSDC.COM
Existing Design Criteria and Responses
1. The new connector shall be redesigned so that it does not interrupt the fascia of the west side
of the historic resource, to be reviewed and approved by staff and monitor. If this cannot be
accomplished, the project must be brought back to the full board for further review and
determination before proceeding.
Response: The new 2nd story connector maintains the separation between the roof of the new
structure and the fascia of the west side of the historic resource.
2. The metal components of the new connector shall have a dark finish, to be reviewed and
approved by staff and monitor.
Response: The metal components of the connector have a dark finished as shown in the
material sample reference provided. The metal will be minimal in order to achieve structural
stability and integrity while limiting the visual impact of the metal.
3. The new connector shall be as transparent as possible, to be reviewed and approved by staff
and monitor.
Response: The new connector is made entirely of transparent glass within a minimal profile
metal frame. The connector is set back on top of the existing deck to further minimize the
impact of the connector from the street view. The head height of the connector is kept to code
minimum to further reduce the visual impact of the connector.
Thank you for your consideration of this application. I will look forward to discussing it with you
and the members of HPC.
Alius Design Corps LLC
By: Michael Edinger, its President
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COMMUNITY DEVELOPMENT DEPARTMENT
HOMEOWNER ASSOCIATION COMPLIANCE FORM
CITY OF ASPEN 130 S. GALENA ST | ASPEN, CO 81611
All applications for a building permit within the City of Aspen are required to include a certification of compliance with applicable covenants and homeowner association policies. The certification must be signed by the property owner or Authorized Agent representing the property owner. The following certification shall accompany the application for a permit.
___________________________________ _________ ___________________________
I, the property owner, certify as follows: (pick one)
This property is not subject to a homeowner’s association or other form of private covenant.
This property is subject to a homeowners association or private covenant and the improvements proposed in this building permit do not require approval by the homeowners association or covenant beneficiary.
This property is subject to a homeowners association or private covenant and the improvements proposed in this building permit have been approved by the homeowners association or covenant beneficiary.
I understand the City of Aspen does not interpret, enforce, or manage the applicability, meaning or effect of private covenants or homeowner association rules or bylaws. I understand that this document is a public document.
Owner Signature ____________________________ Date _________________
Owner Printed Name ________________________
OR
Authorized Agent Signature ___________________________ Date _________________
Authorized Agent Printed Name _______________________
ADDRESS UNIT #PARCEL ID #
ADDRESS: ____________________________PERMIT NUMBER: _______________________________
August 2017 P26
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AHPC
Substantial Amendment Review
135 E. Cooper
1
CITY OF ASPEN
PRE-APPLICATION SUMMARY
PLANNER: Amy Simon, amy.simon@cityofaspen.com DATE: 9.8.17
PROJECT: 135 E. Cooper Avenue
REPRESENTATIVE: Michael Edinger, michael@aliusdc.com
DESCRIPTION: 135 E. Cooper Avenue is listed on the Aspen Inventory of Historic Landmark
Sites and Structures, as well as the National Register of Historic Places. The site contains
the 1888 Dixon-Markle house and a historic outbuilding. In 2004, an HPC approved addition
was constructed on the property.
The owner has since approached the Historic Preservation Commission a number of times to
discuss modifying the one story link that connects the two-story Victorian structure to the
adjacent two-story addition. In July 2015, HPC approved a Minor development application to
alter the link, with conditions stated in HPC Resolution #21, Series of 2015. After study, the
applicant felt that the link could not be re-designed as directed and returned to HPC in May
2016 with a revised proposal, which was denied.
Additional design work resulted in new drawings which HPC staff and monitor found to
comply with Resolution #21, Series of 2015. The applicant was given authorization to
proceed with a building permit.
The owner would like to re-visit the connector again. A new design requires a Substantial
Amendment to the Minor Development approval and will be subject to the Historic
Preservation Guidelines in place in 2015. Vested Rights for the 2015 approval expire on July
16, 2018 and if a complete building permit for the approved project or any approved
amendment is not submitted before that date, the 2015 approval will be null and void,
requiring any alteration to the property to be subject to a new land use application in
compliance with the 2016 Historic Preservation design guidelines and any other updated
Municipal Code provisions. This Amendment request will not extend the Vested Rights
beyond July 16, 2018 under any circumstances.
Relevant Land Use Code Section(s):
26.304 Common Development Review Procedures
26.415.070.E.2 Substantial Amendments
26.575.020 Calculations and Measurements
26.710.090 RMF Zone District
A link to the Municipal Code is here:
http://www.aspenpitkin.com/Business-Navigator/Get-Approval-to-Develop/Refer-to-Land-Use-Code/
A link to the HPC Application is here:
http://www.aspenpitkin.com/Portals/0/docs/businessnav/ApprovaltoDevelop/Land%20Use%20HPC
%20Packet%20MAY%202017.pdf
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Review by: Staff for complete application and recommendation, HPC for decision
Public Hearing: Yes, at HPC (posting of notice only)
Planning Fees: $1,950 for up to 6 billable hours. Additional/less hours will be billed/refunded at
a rate of $325 per hour.
Referral Fees: None
Total Deposit: $1,950
To apply, submit 1 copy of the following information:
Completed Land Use Application and signed fee agreement.
Pre-application Conference Summary (this document).
Street address and legal description of the parcel on which development is proposed to
occur, consisting of a current (not older than 6 months) certificate from a title insurance
company, an ownership and encumbrance report, or attorney licensed to practice in the State
of Colorado, listing the names of all owners of the property, and all mortgages, judgments,
liens, easements, contracts and agreements affecting the parcel, and demonstrating the
owner’s right to apply for the Development Application.
Applicant’s name, address and telephone number in a letter signed by the applicant that
states the name, address and telephone number of the representative authorized to act on
behalf of the applicant.
A site improvement survey (not older than a year from submittal) including topography and
vegetation showing the current status of the parcel certified by a registered land surveyor by
licensed in the State of Colorado.
HOA Compliance form (Attached.)
A written description of the proposal and an explanation in written, graphic, or model form of
how the proposed development complies with the review standards and design guidelines
relevant to the development application and is consistent with land use approvals associated
with the property.
Representations of building materials and finishes.
Photographs and other exhibits to illustrate the proposed changes.
An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.
Once the application is determined to be complete, submit:
A digital copy of the application emailed to amy.simon@cityofaspen.com. Please provide
text and graphics as separate files.
12 copies of the project graphics.
Total deposit for review of the application.
Disclaimer:
The foregoing summary is advisory in nature only and is not binding on the City. The summary is
based on current zoning, which is subject to change in the future, and upon factual representations
that may or may not be accurate. The summary does not create a legal or vested right.
P31
IV.A.
VICINITY MAP | 135 E. COOPER | 08.09.2017 ALIUS DESIGN CORPS | MICHAEL@ALIUSDC.COM | 719.331.9211P32 IV.A.
1875 SF
535 SF
NO CHANGE TO EXISTING
A
B
C
H
I
J
K
L
D
F
N
P
Q
R
ST
U
E
G
O
M
535 SF
NO CHANGE TO GUEST HOUSE
1875 SF
AREA CALCULATIONS
CONDITIONED LIVING SPACE
COVERED EXTERIOR
GARAGE
FAR CALC BASED ON EXISTING HOUSE- NO PROPOSED CHANGE TO
GARAGE OR GUEST HOUSE
4084 SF FAR Total Area
EXISTING AREA (MAIN HOUSE):
LOWER LEVEL AREA:273 (COUNTABLE SF)
MAIN LEVEL AREA:1565 SF
UPPER LEVEL AREA:1407 SF
ATTIC:280 SF
GARAGE(EXEMPT):231 SF (NO CHANGE)
GUEST HOUSE:
MAIN LEVEL:509 SF (NO CHANGE)
LOWER LEVEL:50 SF (NO CHANGE)
EXTERIOR FRONT PORCH(EXEMPT):NO CHANGE
TOTAL EXISITNG 4,084 SF
PROPOSED AREA
PROPOSED AREA (MAIN HOUSE):
LOWER LEVEL AREA:273 (NO CHANGE)
MAIN LEVEL AREA:1565 SF (NO CHANGE)
UPPER LEVEL AREA:1462 SF
ATTIC:280 SF
GUEST HOUSE:
MAIN LEVEL: 509 SF (NO CHANGE)
LOWER LEVEL:50 SF (NO CHANGE)
EXTERIOR FRONT PORCH (EXEMPT)NO CHANGE
TOTAL AREA FOR PROPOSED:4,139 SF
EXISTING AREA:
FAR Total Area 4139 SF
ALLOWABLE AREA FAR Total Area 4180 SF
A
B
C
WALL AREA = 143 9' - 2"22' - 9 1/8"
WALL AREA = 208 9' - 0"15' - 10"
WALL AREA = 140 9' - 0"15' - 6 1/2"
D E F
WALL AREA = 18
G
H
I
WALL AREA = 72 SF
EXPOSED = 42 SF9' - 0"2' - 0"9' - 0"8' - 0"
2' - 3 1/2"9' - 0"WALL AREA = 18 9' - 0"2' - 0"9' - 0"35' - 6"
6' - 6 3/4"
42 SF
WALL AREA = 21
21' - 7"
WALL AREA = 320
WALL AREA = 195
J
K 9' - 0"10' - 7"
EXPOSED = 69 SF
69 SF
9' - 0"8' - 4 1/2"17' - 9 1/2"
26' - 2"8' - 0"WALL AREA = 236
EXPOSED = 76
76 SF
L
26 SF
5' - 0 1/2"M
4' - 6 1/8"
WALL AREA = 41
EXPOSED = 26 SF 5' - 0 1/2"4' - 1"3' - 1"
5' - 5 1/8"
WALL AREA = 49
EXPOSED = 35 SF
35 SF
N
R 9' - 0"3' - 3"
WALL AREA = 29 SF
O 9' - 0"3' - 0"
WALL AREA = 27 9' - 0"7' - 10 1/4"
P
4' - 9"
12' - 3 3/4"9' - 0"31 SF
WALL AREA = 111
EXPOSED = 43
S T U
3' - 8 1/4"9' - 0"WALL AREA = 34 9' - 0"7' - 9"
WALL AREA = 70 9' - 0"4' - 7 5/8"
WALL AREA = 42
WALL AREA = 71 6"6"6"EGRESS LIGHTWELL EGRESS LIGHTWELL
LOWER LEVEL ACCESS/EGRESS EGRESS LIGHTWELL
6"MAIN HOUSE LOWER LEVEL ONLY:
TOTAL WALL AREA: 1940 SF
TOTAL AREA EXPOSED: 279 SF
RATIO FOR CALCULATION: 279/1940 = .143
TOTAL FLOOR AREA OF MAIN HOUSE LOWER LEVEL = 1910 SF (.143) =
273 SF COUNTED TOWARDS FAR These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
Date Issue
As indicatedA360://17008 - 135 Cooper - 2017/17008 - 135 Cooper - v2017 - Glass Connection ONLY A.rvt3/22/18 8:56:54 AM
A0-01
AREA
CALCULATIONS135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 81611201228
Author
Checker
SCALE : 1/8" = 1'-0"A0-01
1 EXISTING LOWER LEVEL FLOOR PLAN
SCALE : 1/8" = 1'-0"A0-01
2 PROPOSED LOWER LEVEL FLOOR PLAN
SCALE : 1/8" = 1'-0"A0-01
3 WALLS CALCULATION
2018.02.09 1 PERMIT SUBMITTALP33
IV.A.
UP
UP
1565 SF
231 SF
509 SF
61 SF OF STAIR EXISTING
73 SF
30 SF
186 SF
NO CHANGE TO GUEST HOUSE
NO CHANGE TO GARAGE
1565 SF
231 SF
509 SF
73 SF
30 SF
186 SF
NO CHANGE TO GUEST HOUSE
NO CHANGE TO GARAGE
MAIN LEVEL
AREA CALCULATIONS
CONDITIONED LIVING SPACE
COVERED EXTERIOR
GARAGE
FAR CALC BASED ON EXISTING HOUSE- NO PROPOSED CHANGE TO
GARAGE OR GUEST HOUSE
4084 SF FAR Total Area
EXISTING AREA (MAIN HOUSE):
LOWER LEVEL AREA:273 (COUNTABLE SF)
MAIN LEVEL AREA:1565 SF
UPPER LEVEL AREA:1407 SF
ATTIC:280 SF
GARAGE(EXEMPT):231 SF (NO CHANGE)
GUEST HOUSE:MAIN LEVEL:509 SF (NO CHANGE)LOWER LEVEL:50 SF (NO CHANGE)EXTERIOR FRONT PORCH(EXEMPT):NO CHANGE
TOTAL EXISITNG 4,084 SF
PROPOSED AREA
PROPOSED AREA (MAIN HOUSE):
LOWER LEVEL AREA:273 (NO CHANGE)
MAIN LEVEL AREA:1565 SF (NO CHANGE)
UPPER LEVEL AREA:1462 SF
ATTIC:280 SF
GUEST HOUSE:
MAIN LEVEL: 509 SF (NO CHANGE)
LOWER LEVEL:50 SF (NO CHANGE)
EXTERIOR FRONT PORCH (EXEMPT)NO CHANGE
TOTAL AREA FOR PROPOSED:4,139 SF
EXISTING AREA:
FAR Total Area 4139 SF
ALLOWABLE AREA FAR Total Area 4180 SF
701 SF
706 SF
1462 SF These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
Date Issue
As indicatedA360://17008 - 135 Cooper - 2017/17008 - 135 Cooper - v2017 - Glass Connection ONLY A.rvt3/22/18 8:56:57 AM
A0-02
AREA
CALCULATIONS135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 81611201228
Author
Checker
SCALE : 1/8" = 1'-0"A0-02
1 EXISTING MAIN LEVEL FLOOR PLAN
SCALE : 1/8" = 1'-0"A0-02
2 PROPOSED MAIN LEVEL FLOOR PLAN
SCALE : 1/8" = 1'-0"A0-02
3 EXISTING UPPER LEVEL
SCALE : 1/8" = 1'-0"A0-02
4 PROPOSED UPPER LEVEL
2018.02.09 1 PERMIT SUBMITTALP34IV.A.
UP
UP
AREA CALCULATIONS
CONDITIONED LIVING SPACE
COVERED EXTERIOR
GARAGE
FAR CALC BASED ON EXISTING HOUSE- NO PROPOSED CHANGE TO
GARAGE OR GUEST HOUSE
4084 SF FAR Total Area
EXISTING AREA (MAIN HOUSE):
LOWER LEVEL AREA:273 (COUNTABLE SF)MAIN LEVEL AREA:1565 SF
UPPER LEVEL AREA:1407 SF
ATTIC:280 SF
GARAGE(EXEMPT):231 SF (NO CHANGE)
GUEST HOUSE:
MAIN LEVEL:509 SF (NO CHANGE)
LOWER LEVEL:50 SF (NO CHANGE)
EXTERIOR FRONT PORCH(EXEMPT):NO CHANGE
TOTAL EXISITNG 4,084 SF
PROPOSED AREA
PROPOSED AREA (MAIN HOUSE):LOWER LEVEL AREA:273 (NO CHANGE)MAIN LEVEL AREA:1565 SF (NO CHANGE)UPPER LEVEL AREA:1462 SFATTIC:280 SF
GUEST HOUSE:
MAIN LEVEL: 509 SF (NO CHANGE)
LOWER LEVEL:50 SF (NO CHANGE)
EXTERIOR FRONT PORCH (EXEMPT)NO CHANGE
TOTAL AREA FOR PROPOSED:4,139 SF
EXISTING AREA:
FAR Total Area 4139 SF
ALLOWABLE AREA FAR Total Area 4180 SF
280 SF280 SF These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
Date Issue
As indicatedA360://17008 - 135 Cooper - 2017/17008 - 135 Cooper - v2017 - Glass Connection ONLY A.rvt3/22/18 8:56:58 AM
A0-03
AREA
CALCULATIONS135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 81611201228
Author
Checker
SCALE : 1/8" = 1'-0"A0-03
3 PROPOSED ATTIC LEVEL
SCALE : 1/8" = 1'-0"A0-03
4 EXISTING ATTIC LEVEL
2018.02.09 1 PERMIT SUBMITTALP35
IV.A.
UP
UP
UP
11
A
A
D
D
E
E
F
F
3.13.1
44
55
C
C
G
G
22
3 3
GARAGE
113
LIVING
101
SITTING
102
POWDER
103
HALL
104
LINK 105
105
SITTING
107
ENTRY
100
EAST COOPER AVENUECURBBBQ.
BEDROOM
112SITTING/KITCHEN
110
MUD
109
3' - 6"
3' - 6"
REMOVAL OF BBQ AREA
DEMO OF EXISTING STONE WALL AND STAIR CASE
EXISTING WINDOWS AT CONNECTOR TO BE REPLACED
EXISTING PATH TO BE REMOVED
EXISTING WINDOWS TO REMAIN
2' - 0"20' - 5 1/8"5' - 6"8' - 7 1/8"
1' - 6 1/8"9' - 3"11' - 8"5' - 6"8' - 7 1/8"3' - 2 1/8"9' - 0 1/4"1 5/8"2' - 2"B
B
EXISTING SPA TO REMAIN
REMOVE EXISTING PAVING
EXISTING TREES TO REMOVED
STAIRS DOWN TO SPA TO BE REMOVED
TREES TO BE REMOVED IF REQUIRED These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
Date Issue
1/4" = 1'-0"A360://17008 - 135 Cooper - 2017/17008 - 135 Cooper - v2017 - Glass Connection ONLY A.rvt3/22/18 8:56:59 AM
A105a
EXISTING MAIN
LEVEL FLOOR
PLAN135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 81611201228
Author
Checker
SCALE : 1/4" = 1'-0"A105a
1 EXISTING MAIN LEVEL FLOOR PLANP36 IV.A.
UP
UP
UP
UP
GRASS
SLIDING
FENCE GATE
ON WHEEL
GLIDE
DRIVING GRASS PAVERS
EGRESS LADDER
REMOVE EXISTING
STAIRCASE TO
BASEMENT
EXISTING GARAGE
PARKING AREA
11
A
A
D
D
E
E
F
F
3.13.1
44
55
C
C
G
G
2
3 3
GARAGE
113
LIVING
101
SITTING
102
HALL
104
LINK 105
105
SITTING
107
ENTRY
100
BEDROOM
112SITTING/KITCHEN
110
MUD
109
POWDER
103
*NOTE: NO CHANGE TO THIS UNIT
NO CHANGES PROPOSED TO EXISITNG
EXISTING
2' - 0"
2
A303
1
A303
LOW BOOKSHELF
GARDEN SCULPTURE
NEW STEPPING STONES
EXISTING
OUTDOOR CHAIR 17' - 9"NEW
5' - 5 1/4"
EXISTING LINK
EXISTING SUNKEN SPA AREA -
REDUCED AREA TO 99 SF
NEW STONE WALL
3' - 5 1/2"6' - 4 1/2"
4' - 6 3/4"1' - 1 1/32"6' - 6 13/16"12' - 3 15/32"NEW WINDOWS
FRONT PORCH
FRONT PORCH
13' - 8 17/32"6' - 10 1/2"8' - 4 15/32"6' - 1 1/32"
11' - 8 5/8"
KITCHEN
023
8' - 9 7/8"
9' - 1"20' - 8 3/4"21' - 7"B
B
5' - 10"10' - 0"
EXISTING PATH -REPLACE WITH NEW PAVERS
PERMEABLE SURFACE
*NEW IMPERVIOUS PAVING SHALL NOT
EXCEED ALLOWABLE PER CITY
ENGINEERING STANDARDS. These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
Date Issue
1/4" = 1'-0"A360://17008 - 135 Cooper - 2017/17008 - 135 Cooper - v2017 - Glass Connection ONLY A.rvt3/22/18 8:57:00 AM
A105b
PROPOSED
MAIN LEVEL
FLOOR PLAN135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 81611201228
Author
Checker
SCALE : 1/4" = 1'-0"A105b
1 PROPOSED MAIN LEVEL FLOOR PLAN
2018.02.09 1 PERMIT SUBMITTALP37
IV.A.
11
A
A
D
D
E
E
F
F
3.13.1
44
55
C
C
G
G
22
3 3
B
B
EXISTING ROOF AND RAILINGS TO BE REMOVED
DN.
UP.
REMOVAL OF EXISTING WINDOW
REMOVAL OF EXISTING DOOR These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
Date Issue
1/4" = 1'-0"A360://17008 - 135 Cooper - 2017/17008 - 135 Cooper - v2017 - Glass Connection ONLY A.rvt3/22/18 8:57:01 AM
A106a
EXISTING UPPER
LEVEL FLOOR
PLAN135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 81611201228
Author
Checker
SCALE : 1/4" = 1'-0"A106a
1 EXISTING UPPER LEVEL FLOOR PLANP38 IV.A.
UP
UP
11
A
A
D
D
E
E
F
F
3.13.1
44
55
C
C
G
G
22
3 35' - 11 3/4"3' - 10 1/2"11' - 3"13' - 11 3/8"14' - 8 7/8"5' - 11 1/2"3' - 6"11' - 7 1/2"14' - 5 3/8"
MASTERBATHROOM
015
MASTERCLOSET
016
MASTER
BEDROOM
017
BEDROOM 1
018
BATH 1
019
BEDROOM 2
020
BATH 2
021
HALL
022
9' - 10 1/2"3' - 6 1/2"3' - 10 1/2"5' - 2"6' - 2 1/2"4' - 6 1/4"
4' - 11 5/8"6' - 8 1/2"2' - 0 1/2"3' - 10 1/2"5' - 2"5' - 11 1/4"11' - 3"7' - 5 3/8"3' - 11"3' - 6"2
A303
1
A303
SLOPED ROOF 2%
NEW GLASS CONNECTOR
8' - 4 1/2"1' - 11 23/32"
NEW GLASS FLOOR
FURNITURE4' - 4 13/32"21' - 7"5' - 10"
14' - 1 7/8"9' - 4 7/8"11' - 7 3/8"1' - 0"21' - 0 1/4"B
B
10' - 0"These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
Date Issue
1/4" = 1'-0"A360://17008 - 135 Cooper - 2017/17008 - 135 Cooper - v2017 - Glass Connection ONLY A.rvt3/12/18 9:22:10 AM
A106b
PROPOSED
UPPER LEVEL
FLOOR PLAN135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 81611201228
Author
Checker
SCALE : 1/4" = 1'-0"A106b
1 PROPOSED UPPER LEVEL FLOOR PLAN
2018.02.09 1 PERMIT SUBMITTALP39
IV.A.
11
A
A
D
D
E
E
F
F
3.13.1
44
55
C
C
G
G
22
3 3
2
A303
1
A303
B
B
NEW GLASS ROOF CONNECTOR
EXISTING ROOF
EXISTING ROOF
EXISTING ROOF
EXISTING ROOF
SLOPED ROOF BELOW AT CONNECTOR WALKWAY
SLOPE 2%These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
Date Issue
1/4" = 1'-0"\\Mac\Home\Desktop\135 Cooper Ave\17008 - 135 Cooper - v2017 - Glass Connection ONLY A.rvt3/11/18 5:39:34 PM
A107
ROOF PLAN135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 81611201228
Author
Checker
SCALE : 1/4" = 1'-0"A107
1 ATTIC LEVEL PROPOSED Copy 1P40 IV.A.
F
J
2
3
D
F
F
A302X
2
A303X
1
A302X
1
11
A
A
D
D
E
E
F
F
3.13.1
4
55
C
C
G
G
22
3 3
A303X
2
LIVING
101
LINK 105
105
SITTING
107
SITTING/KITCHEN
110
MUD
109
BEDROOM
112
GARAGE
113
POWDER
103
EXISTING FIREPLACE
EQEQ2' - 0"EQ EQ
6' - 4 7/8"
EQ EQ
2' - 0"11' - 11 1/2"4' - 1 17/32"2' - 0"EQEQ2' - 0"2' - 8"EQEQ2' - 0"
EQ EQ
3' - 6"2' - 0"A2
A1
A2
A2 A2
A2 A2
A2
A2
A2
A2
A1 A1 A1
A1
D1
D1
A2
D1
A1
3' - 6"
TWO NEW LIGHTS OVER ISLAND
NO CHANGES PROPOSED TO EXISITNG
*NOTE: NO EXTERIOR CHANGES PROPOSED TO EXISTING4' - 0"4' - 3 15/32"EQEQ2
A303
1
A303
A1
A1
A1
GLASS FLOOR ABOVE
STEEL LIGHT COVE
A5031
B
B
GENERAL ELECTRICAL NOTES:
1. LUTRON ARCHITECTURAL STYLE FOR ALL OUTLETS
2. ALL OUTLETS CENTERED IN BASEBOARD
3. SEE INTERIOR ELEVATIONS FOR CORRECT OUTLET PLACEMENT
4. ALL OUTLETS IN WET LOCATIONS (BATHROOMS, KITCHEN, ETC.)
ARE GFCI PER CODE
5. CAT 6/1 GIG MINIMUM FOR ALL DATA
6. TWO NETWROK DATA/ONE CABLE/ONE OUTLET AT EACH TV
LOCATION
7. ALL OUTLETS ARE TO BE CENTERED BELOW SWITCHING WHERE
APPLICABLE
8. ALL THERMOSTATS ARE CENTERED ABOVE SWITCHING
9. ALL SWITCH PLATES AND OUTLETS ARE DESIGNER SERIES IN
SATIN FINISH (COLOR TO BE VERIFIED WITH ARCHITECT)
10. ALL USB OUTLETS ARE TO BE LUTRON NTR-15-UBTR
11. ALL FLOOR OUTLETS HAVE RECESSED PLUGS WITH A STAIN
BRASS SB COVER
12. ALL OUTLETS ABOVE COUNTERS ARE HORIZONTAL AND
CENTERED ON SPLASH UNLESS NOTED OTHERWISE (SEE
INTERIOR ELEVATIONS)
13. OUTLETS AND LIGHTING ARE ALWAYS CENTERED IN BOARDS WHERE APPLICABLE
14. PROVIDE EXTRA WHIP FOR ALL OUTLET LOCATIONS FOR ADJUSTMENTS IN THE FIELD
15. DEFAULT FOR SWITCHING HEIGHTS IS 52" UNLESS NOTED
OTHERWISE
16. DEFAULT FOR THERMOSTAT IS 62" UNLESS NOTED OTHERWISE
17. DEFAULT GFCI OUTLETS IN GARAGE ARE 42" ABOVE FFL
HORIZONTAL
18. PROVIDE OUTLET SPACING PER NEC REQUIREMENTS -VERY
WITH ARCHITECT IF MORE OUTLETS ARE REQUIRED.
SWITCH, DOUBLE PLATE
SWITCH, SINGLE PLATE
3-WAY SWITCH
DIMMER
FLOOR OUTLET -DUPLEX
FLOOR OUTLET -SINGLE
GFCI
WP
DUPLEX OUTLET -GROUND FAULT CIRCUIT INTERRUPTER
DUPLEX OUTLET -WATER PROOF
DUPLEX OUTLET -HALF HOT
LED LIGHT STRIP
WALL MOUNTED FIXTURE
SURFACE MOUNTED FIXTURE
JUNCTION BOX
RECESSED DIRECTIONAL
LIGHTING/ELECTRICAL SYMBOLS
DATA These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
Date Issue
As indicated\\Mac\Home\Desktop\135 Cooper Ave\17008 - 135 Cooper - v2017 - Glass Connection ONLY A.rvt3/11/18 5:45:40 PM
A109
PROPOSED RCP
MAIN LEVEL135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 81611201228
Author
Checker
SCALE : 1/4" = 1'-0"A109
1 PROPOSED MAIN LEVEL
2018.02.09 1 PERMIT SUBMITTALP41
IV.A.
EXISTING HISTORIC EXISTINGPROPOSED ELEVATION MODIFICATION EXISTING HISTORICEXISTINGPROPOSED ELEVATION MODIFICATION8'-2"15'-5"15'-3"8'-2"15'-5"15'-3"HISTORIC BOTTOM
OF EAVE ELEVATIONCONNECTOR ROOF
ELEVATION
CONNECTOR FFLELEVATION
EXISTING FFLELEVATION FIRSTFLOORVIF 2"NEW PROPOSED SECOND
STORY TO CONNECTOR
GLASS ROOF
NEW LOWER GLASS WITH
SUPPORT COLUMNS
BLACK METAL FASCIA
EXISTING FOUNDATION
NEW PROPOSED
SECOND STORY TO
CONNECTOR
NEW LOWER GLASS WITH
SUPPORT COLUMNS
DARK METAL FASCIA
EXISTING FOUNDATION
PROPOSED AREA OF WORK PROPOSED
AREA OF WORK
REPLACE EXISTING
SLIDING DOOR
REPLACEMENT FOR
EXISTING SLIDING GLASS
DOOR
DARK BRONZE (COLOR)
CLAD FENESTRATION
SYSTEM
HISTORIC BOTTOM
OF EAVE ELEVATIONCONNECTOR ROOF
ELEVATION
CONNECTOR FFLELEVATION
EXISTING FFLELEVATION FIRSTFLOOR
REPLACE EXISTING
SLIDING DOORS
REMOVE EXISTING RAILS
EXISTING FOUNDATION
DARK BRONZE (COLOR)
CLAD FENESTRATION
SYSTEM
EXISTING SPA
EXISTING LIGHT WELL
EXISTING EXTERIOR
STAIRS TO SPA AND
ABOVE
EXISTING EXTERIOR
BELOW GRADE WALL
EXISTING STAIRS3'-0"8"PROPOSED REMOVAL OF
EXISTING WHITE PAINTED
STEEL GUARDRAIL
5'-0"9'-7"10'-2 15/16"EXISTING SPA
EXISTING LIGHT WELL
EXISTING EXTERIOR
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EXISTING EXTERIOR
BELOW GRADE WALL
EXISTING STAIRS
PROPOSED TO BE
REMOVED3'-0"2'-0"GLASS GUARDRAIL
5'-0"9'-7"11'-7"STONE WALL These documents are the property ofEAD. Any unauthorized use without thewritten consent of EAD is prohibited bylaw. EAD disclaims responsibility forthese documents if they are used wholeor in part at any other location and forany other application other than theoriginal intent. If you are not theintended recipient, you are herebynotified that any dissemination,distribution or reproduction of thesedocuments is prohibited by law.Copyright c 2016 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
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Date Issue
3/8" = 1'-0"16009-Bridge House_2017-11-06_detached.rvt11/6/17 2:51:41 PM
A302
NORTH/SOUTH
ELEVATION135 COOPER RESIDENCE136 COOPER STREET,ASPEN COLORADO201228
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1C NORTH ELEVATION EXISTING
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220 West Main Street, Suite 201
Aspen, Colorado 81611
Office: 970-300-3423
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3A EXISTING SECTION AT LIGHTWELL/SPA WITH STAIR
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3B PORPOSED SECTION AT LIGHTWELL/SPA WITH REMOVAL OF STAIR
REMOVE EXISTING GUARDRAIL
REMOVE EXISTING STAIRCASEREMOVE EXISTING WALL
SCALE :NA
3C EXISTING EXTERIOR STAIR TO BASEMENT/LIGHTWELL/SPA
FILL IN PORTION
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BACKYARD
EXISTING SPAEXISTING DECK TO REMAIN
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METAL SOFFIT
EXISTING SPA AREA -REDUCED AREA TO 99 SF
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CONNECTION TO GIRDER
GLASS FLOOR
15' - 3 3/8"15' - 3 3/8"7' - 0 1/2"BASE OF ROOF ELEVATION
TOP OF ROOF ON GLASS CONNECTOR
15' - 4 5/8"1' - 0 1/2"1' - 2 1/4"HISTORIC HOUSE
EXISTING HOUSE
8 1/4"STAIRS UP
8' - 2 7/8"
F.F. OF CONNECTOR
STEEL COLUMN SUPPORT These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
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1/2" = 1'-0"A360://17008 - 135 Cooper - 2017/17008 - 135 Cooper - v2017 - Glass Connection ONLY A.rvt3/12/18 9:15:59 AM
A303
SECTIONS @
LINK135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 81611201228
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1 CROSS SECTION @ LINK AP43
IV.A.
MAIN LEVEL0"5' - 0"SLIDING GATE
PAINTED WOOD TO MATCH EXISTING
EXISTING GARAGE3' - 0"2 13/16"
1' - 6"1' - 6"STONE
GLASS RAIL
1' - 6"2"These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
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Checked By
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Date Issue
As indicated\\Mac\Home\Desktop\135 Cooper Ave\17008 - 135 Cooper - v2017 - Glass Connection ONLY A.rvt3/11/18 5:39:35 PM
A503
DETAILS AT
EXTERIOR135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 81611201228
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1 DETAIL AT SLIDING GATE
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DRIVABLE GRASS PAVERSBLUE STONE PAVERS
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COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID #273516104003135 E. COOPER AVE.C THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS
300 S. SPRING ST. SUITE 201
ASPEN, CO 81611
(970) 710-2938
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COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID #273516104003135 E. COOPER AVE.C THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS
300 S. SPRING ST. SUITE 201
ASPEN, CO 81611
(970) 710-2938
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COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID #273516104003135 E. COOPER AVE.C THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS
300 S. SPRING ST. SUITE 201
ASPEN, CO 81611
(970) 710-2938
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COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID #273516104003135 E. COOPER AVE.C THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS
300 S. SPRING ST. SUITE 201
ASPEN, CO 81611
(970) 710-2938
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COPYRIGHT 2015 THUNDERBOWL ARCHITECTS ASPEN, COLORADOPARCEL ID #273516104003135 E. COOPER AVE.C THUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS
300 S. SPRING ST. SUITE 201
ASPEN, CO 81611
(970) 710-2938
DATE
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SECDTION CUT A
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Scale: 1/2" = 1'-0"Scale: 1/2" = 1'-0"P50IV.A.
CONCEPTUAL 3D DESIGN THUNDERBOWL ARCHITECTS Page 1P51IV.A.
CONCEPTUAL 3D DESIGN THUNDERBOWL ARCHITECTS Page 2P52IV.A.
CONCEPTUAL 3D DESIGN THUNDERBOWL ARCHITECTS Page 3P53IV.A.
CONCEPTUAL 3D DESIGN THUNDERBOWL ARCHITECTS Page 4P54IV.A.
CONCEPTUAL 3D DESIGN THUNDERBOWL ARCHITECTS Page 5P55IV.A.
500 W. Main Street
Page 1 of 10
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Sarah Yoon, Historic Preservation Planner
THRU: Amy Simon, Historic Preservation Officer
RE: 500 W. Main Street- Minor Development, Setback Variation, Public Hearing
DATE: March 28, 2018
______________________________________________________________________________
SUMMARY: 500 W. Main Street, also known as the Mesa Store, is a 6,000 square foot historic
landmark located in the Mixed-Use zone district and the Main Street Historic District. This
applicant previously received Land Use approval for constructing an addition containing
commercial space and free market unit. The applicant has since withdrawn these plans, and any
existing approvals will need to be vacated if a new approval is granted.
This historic landmark is mostly situated on Lot S but built to the extents of the south and east
property lines. An encroachment agreement is in place for elements of the front façade and the
historic porch, which project past the property line. The adjacent Lot R is currently used to
accommodate parking needs. In lieu of expanding the building, the applicant will restore the
resource as planned and maximize use of the structure through an interior remodel.
This revised scope is going through a permit review with the city. Staff approval was granted for
all exterior work consistent with HPC’s past approval.
HPC is asked to conduct a Minor Development Review and Setback Variation and to
consider the following items:
1.) rebuild the overhanging roof over the stairs on the west elevation
2.) reconstruct two missing historic chimneys for use as mechanical flues
3.) restore and add new window and door openings to the west elevation
4.) proposed site work on Lot R
APPLICANT: 500 W. Main Street LLC, represented by Rowland + Broughton.
PARCEL ID: 2735-124-43-007.
ADDRESS: 500 W Main Street, Lots R & S, Block 30, City and Townsite of Aspen, Colorado.
ZONING: Mixed-Use (MU).
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500 W. Main Street
Page 2 of 10
500 W. Main Street - 1955 500 W. Main Street - 2015
MINOR DEVELOPMENT
The procedure for a Minor Development Review is as follows. Staff reviews the submittal
materials and prepares a report that analyzes the project’s conformance with the design
guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC
with relevant information on the proposed project and a recommendation to continue, approve,
disapprove or approve with conditions and the reasons for the recommendation. The HPC will
review the application, the staff analysis report and the evidence presented at the hearing to
determine the project’s conformance with the Design Guidelines.
The HPC may approve, disapprove, approve with conditions, or continue the application to
obtain additional information necessary to make a decision to approve or deny. If the
application is approved, the HPC shall issue a Certificate of Appropriateness and the
Community Development Director shall issue a Development Order. The HPC decision shall be
final unless appealed by the applicant or a landowner within three hundred (300) feet of the
subject property in accordance with the procedures set forth in Chapter 26.316.
Staff Response:
The proposed plan includes the rebuilding of the overhanging roof along the west façade of the
historic structure back to an approximation of an earlier configuration, which will require a front
setback variation, since the roof will extend into the front setback. New electric/gas meters and
heat pumps are to be located under the exterior staircase, and the trash enclosures and
transformer are at the far northwest corner of the property towards the alley. New fences are
proposed on the east and west property lines. Two of the missing historic chimneys along the
ridgeline of the roof are proposed to be reconstructed.
Please note that the outdoor living features shown on the east side of the property were a last
minute addition to the application, and staff was not able to prepare a review applying the
Commercial Design Standards for pedestrian amenity. This work will be addressed through a
Certificate of No Negative Effect. HPC input on design considerations that staff should bear in
mind is welcome.
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500 W. Main Street
Page 3 of 10
VARIATION FOR WEST ROOF CHANGE: The exact construction date for the existing
exterior stair on the west façade of the historic structure cannot be determined, but early
photographs dating to the 1940s clearly portray this feature. When compared to the older
photographs, the exterior staircase and the roof overhang have been modified over the years. The
applicant proposes to rebuild the overhanging roof to relate to its early appearance, and meet the
current Building Code requirements. Due to the location of the resource on the south and east
property lines and the encroachment easement for the front façade, the rebuilding of the roof
overhang will require a setback variation to be granted.
500 W. Main Street - 1953 500 W. Main Street - 2015
The relatively flat roof overhang that tucks under the eave is redesigned with a 4/12 pitch that
closely resembles earlier photographs. The proposal attaches a new downspout to one of the
rearmost columns of the existing stairs.
Land Use Code – Criteria for granting Variances/Variations:
C. Variances. Dimensional variations are allowed for projects involving designated properties to
create development that is more consistent with the character of the historic property or district
than what would be required by the underlying zoning's dimensional standards.
1. The HPC may grant variances of the Land Use Code for designated properties to allow:
a) Development in the side, rear and front setbacks;
b) Development that does not meet the minimum distance requirements between
buildings;
c) Up to five percent (5%) additional site coverage;
d) Less public amenity than required for the on-site relocation of commercial historic
properties.
2. In granting a variance, the HPC must make a finding that such a variance:
a) Is similar to the pattern, features and character of the historic property or district;
and/or
b) Enhances or mitigates an adverse impact to the historic significance or architectural
character of the historic property, an adjoining designated historic property or historic
district.
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500 W. Main Street
Page 4 of 10
The applicant’s proposal to rebuild the overhanging roof above the stairs with a pitch based on
the earliest configuration of this element follows the recommendations for historical research and
physical evidence and HP Design Guidelines 5.4 and 5.5. Staff, therefore, supports the applicants
request for a 0’-0” front yard setback for the roof overhang.
The location of the new downspouts is in a location that is farthest removed from view and meets
HP Design Guideline 7.10. but the proposed materiality needs to be provided for review.
Proposed West Elevation: Downspout - 2018
NEW WINDOWS:
The applicant proposes to add a number of openings on the west façade that were not part of the
review for the Certificate of No Negative that was issued in January. Window 11, currently
altered, and door 200 are historic openings that are documented. The applicant proposes to
restore window 11 back to the historic configuration, and replace the non-historic door 200 with
an appropriate new door.. The other highlighted openings are either new openings or lack historic
documentation.
The new proposed openings on the west elevation require discussion. Generally, adding new
windows and doors on a character defining façade is restricted, or not allowed, but the guidelines
provide more flexibility for secondary walls. (HP Design Guidelines 3.7 and 4.5). The five new
openings are relatively modest in size, and keep with the overall character of the historic
resource. Staff requests additional detail for the proposed replacements and requires historical
accuracy for any restored openings.
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500 W. Main Street
Page 5 of 10
Existing West Elevation
Proposed West Elevation - 2018
MECHANICAL EQUIUPMENT:
The applicant locates new electric/gas meters and heat pumps under the exterior stairs where
mechanical equipment is currently located. The equipment and meters are enclosed screened by a
fence and accessible through a gate. The method of attachment for the meters is not clearly
defined in the drawings. Without descriptions or details, the meters seem to be attached to the
wall of the historic building. Staff recommends another solution for these elements that will not
require direct attachment to the historic resource. The proposed site plan relocates the trash
enclosures and transformer unit to the far northeast corner of the property.
11 200
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500 W. Main Street
Page 6 of 10
The new location proposed for the trash enclosures and the transformer are appropriate to the site
and takes HP Design Guideline 12.4 into consideration. Staff would like to note that the
applicant will need to comply with Environmental Health requirements.
Proposed Site Plan – 2018
CHIMNEYS:
Historic images show four chimneys lining the ridge of the historic roof. Sometime between the
1950s and the 1970s, these elements were remodeled and today only one altered brick chimney
remains on the ridge. The applicant proposes to reconstruct two missing brick chimneys along
the ridge of the roof for use as flues.
Staff supports the applicants plans to reconstruct the historic brick chimneys its original location
which is in line with HP Design Guideline 7.5, but requires careful study and examination of
historical documentation, as well as evidence in the physical fabric to accurately locate and
reconstruct these original elements. The drawings representing the reconstruction of the
chimneys are not accurate in height and design detail. Staff requires adequate historic research be
conducted and included in the plans before reconstruction as recommended in HP Design
Guideline 6.4 and 6.5.
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500 W. Main Street
Page 7 of 10
Chimney Detail – 1900 Chimney Detail – 1953
______________________________________________________________________________
DECISION MAKING OPTIONS:
The HPC may:
• approve the application,
• approve the application with conditions,
• disapprove the application, or
• continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
______________________________________________________________________________
STAFF RECOMMENDATION: Staff recommends that HPC approval of the application
submitted with the following conditions:
1. The request for a front setback variation of a 0’-0” front yard setback to rebuild the
overhanging roof to match an earlier configuration is approved.
2. The exact location of window 11 will be based on review of framing once exposed.
3. Cut sheets for new windows and doors must be reviewed and approved by staff.
4. Provide plans confirming the location of the meters/equipment which are to be detached
from the building to the extent possible, will be reviewed and approved by staff.
5. Review historic photos and provide detail reconstructing all three chimneys to a
historically accurate appearance.
6. Submit site work for Certificate of No Negative Effect.
7. The previous approvals are vacated hereby as the Municipal Code does not allow multiple
land use approvals to be valid at one time.
EXHIBITS:
Resolution #__, Series of 2018
A. Design Guidelines
B. Application
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IV.B.
500 W. Main Street
Page 8 of 10
Exhibit A, Design Guidelines
1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its
visual impact.
• If an alley exists at the site, the new driveway must be located off it. • Tracks, gravel, light grey
concrete with minimal seams, or similar materials are appropriate for driveways on Aspen
Victorian properties.
1.7 Provide positive open space within a project site.
• Ensure that open space on site is meaningful and consolidated into a few large spaces rather than
many small unusable areas.
• Open space should be designed to support and complement the historic building.
1.12 Provide an appropriate context for historic structures.
• Simplicity and restraint are required. Do not overplant a site, or install a landscape which is
overtextured or overly complex in relationship to the historic resource, particularly in Zone A. In
Zone A, new planting shall be species that were used historically or species of similar attributes.
• In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height, sod,
and low shrubs are often appropriate.
• Contemporary planting, walls and other features are not appropriate in Zone A. A more
contemporary landscape may surround new development or be located in the rear of the property,
in Zone C.
• Do not cover areas which were historically unpaved with hard surfaces, except for a limited patio
where appropriate.
• Where residential structures are being adapted to commercial use, proposals to alter the
landscape will be considered on a case-by-case basis. The residential nature of the building must
be honored.
• In the case of a historic landmark lot split, careful consideration should be given so as not to over
plant either property, or remove all evidence of the landscape characteristics from before the
property was divided.
• Contemporary landscapes that highlight an AspenModern architectural style are encouraged.
1.18 When building an entirely new fence, use materials that are appropriate to the
building type and style.
• The new fence should use materials that were used on similar properties during the period of
significance.
• A wood fence is the appropriate solution in most locations.
• Ornate fences, including wrought iron, may create a false history are not appropriate for Aspen
Victorian landmarks unless there is evidence that a decorative fence historically existed on the
site.
• A modest wire fence was common locally in the early 1900s and is appropriate for Aspen
Victorian properties. This fence type has many desirable characteristics including transparency, a
low height, and a simple design. When this material is used, posts should be simply detailed and
not oversized.
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500 W. Main Street
Page 9 of 10
1.22 When a new retaining wall is necessary, its height and visibility should be minimized.
• All wall materials, including veneer and mortar, will be reviewed on a case by case basis and
should be compatible with the palette used on the historic structure.
3.2 Preserve the position, number, and arrangement of historic windows in a building wall.
• Enclosing a historic window is inappropriate.
• Do not change the size of an original window opening.
3.5 Preserve the size and proportion of a historic window opening.
• Changing the window opening is not permitted.
• Consider restoring an original window opening that was enclosed in the past.
4.2 Maintain the original size of a door and its opening.
• Altering its size and shape is inappropriate. It should not be widened or raised in height.
5.4 If reconstruction is necessary, match the original in form, character and detail.
• Match original materials.
• When reconstructing an original porch or balcony without historic photographs, use dimensions
and characteristics found on comparable buildings. Keep style and form simple with minimal, if
any, decorative elements.
5.5 If new steps are to be added, construct them out of the same primary materials used on
the original, and design them to be in scale with the porch or balcony
• Steps should be located in the original location.
• Step width should relate to the scale of entry doors, spacing between posts, depth of deck, etc.
• Brick, red sandstone, grey concrete, or wood are appropriate materials for steps.
5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly
where visible from the street.
• If handrails or guardrails are needed according to building code, keep their design simple in
character and different from the historic detailing on the porch or balcony.
6.4 Repair or replacement of missing or deteriorated features are required to be based on
original designs.
• The design should be substantiated by physical or pictorial evidence to avoid creating a
misrepresentation of the building’s heritage.
• When reconstruction of an element is impossible because there is no historical evidence,
develop a compatible new design that is a simplified interpretation of the original, and maintains
similar scale, proportion and material.
6.5 Do not guess at “historic” designs for replacement parts.
• Where scars on the exterior suggest that architectural features existed, but there is no other
physical or photographic evidence, then new features may be designed that are similar in
character to related buildings.
• Using ornate materials on a building or adding new conjectural detailing for which there is
no documentation is inappropriate.
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500 W. Main Street
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7.5 Preserve original chimneys, even if they are made non-functional.
• Reconstruct a missing chimney when documentation exists.
7.10 Design gutters so that their visibility on the structure is minimized to the extent
possible.
• Downspouts should be placed in locations that are not visible from the street if possible, or in
locations that do not obscure architectural detailing on the building.
• The material used for the gutters should be in character with the style of the building.
12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and
trash storage.
• Place mechanical equipment on the ground where it can be screened.
• Mechanical equipment may only be mounted on a building on an alley façade.
• Rooftop mechanical equipment or vents must be grouped together to minimize their visual
impact. Where rooftop units are visible, it may be appropriate to provide screening with materials
that are compatible with those of the building itself. Use the smallest, low profile units available
for the purpose.
• Window air conditioning units are not allowed.
• Minimize the visual impacts of utility connections and service boxes. Group them in a discrete
location. Use pedestals when possible, rather than mounting on a historic building.
• Paint mechanical equipment in a neutral color to minimize their appearance by blending with
their backgrounds
• In general, mechanical equipment should be vented through the roof, rather than a wall, in a
manner that has the least visual impact possible.
• Avoid surface mounted conduit on historic structures.
P65
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HPC Resolution #__, Series of 2018
Page 1 of 2
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING CONCEPTUAL MINOR DEVELOPMENT AND VARIATIONS FOR THE
PROPERTY LOCATED AT 500 WEST MAIN STREET, LOTS R & S, BLOCK 30, CITY
AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION #__, SERIES OF 2018
PARCEL ID: 2735-124-43-007
WHEREAS, the applicant, 500 W. Main Street LLC., represented by Rowland + Broughton, has
requested HPC approval for Conceptual Minor Development and Variations for the property
located at 500 West Main Street, Lots R & S, Block 30, City and Townsite of Aspen, Colorado;
and
WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;” and
WHEREAS, for Conceptual Minor Development Review, the HPC must review the application,
a staff analysis report and the evidence presented at a hearing to determine the project’s
conformance with the City of Aspen Historic Preservation Design Guidelines per Section
26.415.070.C.3.b and c of the Municipal Code and other applicable Code Sections. The HPC
may approve, disapprove, approve with conditions or continue the application to obtain
additional information necessary to make a decision to approve or deny; and
WHEREAS, the HPC may approve setback variations according to Section 26.415.110.C.1.a,
Variances; and
WHEREAS, HPC reviewed the project on March 28, 2018. HPC considered the application, the
staff memo and public comments, and found the proposal consistent with the review standards
and granted approval with conditions by a vote of __ to __.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby approves Conceptual Minor Development and Variation review for 500 West Main
Street with the following conditions:
1. HPC hereby grants the following dimensional variances:
a. A 0’-0” front yard setback to allow for the rebuilding of the overhanging roof on the
west elevation.
2. The exact location of window 11 will be based on review of framing once exposed.
3. Cut sheets for new windows and doors must be reviewed and approved by staff.
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HPC Resolution #__, Series of 2018
Page 2 of 2
4. Provide plans confirming the location of the meters/equipment which are to be detached from
the building to the extent possible, will be reviewed and approved by staff.
5. Review historic photos and provide detail reconstructing all three chimneys to a historically
accurate appearance.
6. Submit site work for Certificate of No Negative Effect.
7. The previous approvals are vacated hereby as the Municipal Code does not allow multiple
land use approvals to be valid at one time.
8. A development application for a Final Development Plan shall be submitted within one (1)
year of the date of approval of a Conceptual Development Plan. Failure to file such an
application within this time period shall render null and void the approval of the Conceptual
Development Plan. The Historic Preservation Commission may, at its sole discretion and for
good cause shown, grant a one-time extension of the expiration date for a Conceptual
Development Plan approval for up to six (6) months provided a written request for extension
is received no less than thirty (30) days prior to the expiration date.
APPROVED BY THE COMMISSION at its regular meeting on the 28th day of March, 2018.
Approved as to Form: Approved as to Content:
______________________________ ____________________________
Andrea Bryan, Assistant City Attorney Gretchen Greenwood, Chair
ATTEST:
______________________________
Nicole Henning, Deputy City Clerk
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AHPC
Minor Development
500 W Main St.
1
CITY OF ASPEN
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER: Amy Simon, 429.2758 DATE: February 12, 2018
PROJECT: 500 West Main Street
APPLICANT: R+B
TYPE OF APPLICATION: HPC Minor Development
DESCRIPTION: The Applicant proposes minor exterior changes to the property at 500 W. Main. The
site is a designated landmark located within the Main Street Historic District. It is zoned Mixed Use (MU)
and is 6,000 square feet in area.
The historic resource, a large false-front structure known as Mesa Store, features an exposed exterior
stair along the west façade. The stair is original to the design of the building, but was reconstructed and
altered around the 1960s. The applicant proposes to rebuild the stair and overhanging roof to an
appearance that is as authentic as possible while meeting current Building Code. It is anticipated that a
front yard setback variation will be needed to restore the stair and roof covering to the earlier configuration,
flush with the south façade of the building. The applicant may also request setback variations related to
ground mounted mechanical equipment.
The addition of screens to the historic windows may be proposed.
HPC will conduct a Minor Development review of the project. This is a one-step hearing, meaning that all
exterior alterations, sitework and landscaping, will be presented to HPC at the same time. Staff
recommendations and the HPC decision will be based on the Historic Preservation Design Guidelines.
Below are links to relevant documents:
Historic Preservation Land Use Application form:
https://www.cityofaspen.com/DocumentCenter/Home/View/305
Land Use Code:
https://www.cityofaspen.com/191/Municipal-Code
HPC Design Guidelines:
https://www.cityofaspen.com/DocumentCenter/Home/View/310
Land Use Code Section(s)
26.304 Common Development Review Procedures
26.415.070.C Certificate of Appropriateness for a Minor development
26.415.110.C Historic Preservation Benefits, Variances
26.575.020 Calculations and Measurements
26.710.180 Mixed Use (MU) zone district
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2
Review by: Staff for completeness and recommendations. HPC for determinations.
Public Hearing: Yes.
Referral Agencies: None
Planning Fees: $1,300 for 4 billable hours (additional/fewer hours will be billed/refunded at a rate
of $325 per hour)
To apply, submit 1 copy of the following information:
Completed Land Use Application and signed fee agreement.
Pre-application Conference Summary (this document).
Street address and legal description of the parcel on which development is proposed to occur,
consisting of a current (not older than 6 months) certificate from a title insurance company, an
ownership and encumbrance report, or attorney licensed to practice in the State of Colorado,
listing the names of all owners of the property, and all mortgages, judgments, liens, easements,
contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for
the Development Application.
Applicant’s name, address and telephone number in a letter signed by the applicant that states
the name, address and telephone number of the representative authorized to act on behalf of
the applicant.
A site improvement survey (not older than a year from submittal) including topography and
vegetation showing the current status of the parcel certified by a registered land surveyor by
licensed in the State of Colorado.
HOA Compliance form (Attached).
A written description of the proposal and an explanation in written, graphic, or model form of how
the proposed development complies with the review standards relevant to the development
application and relevant land use approvals associated with the property.
Written responses to all review criteria.
An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.
Once the application is determined to be complete, submit:
A digital copy of the application emailed to amy.simon@cityofaspen.com. Please provide text
and graphics as separate files.
12 copies of the project graphics.
Total deposit for review of the application.
Disclaimer:
The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on
current zoning, which is subject to change in the future, and upon factual representations that may or may not
be accurate. The summary does not create a legal or vested right.
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City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016
Agreement to Pay Application Fees
An agreement between the City of Aspen (“City”) and
Property Phone No.:
Owner (“I”): Email:
Address of Billing
Property: Address:
(Subject of (send bills here)
application)
I understand that the City has adopted, via Ordinance No., Series of 2011, review fees for Land Use applications and payment of
these fees is a condition precedent to determining application completeness. I understand that as the property owner that I
am responsible for paying all fees for this development application.
For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are
non-refundable.
$___________flat fee for ____________________ $____________ flat fee for ____________________________________
$___________ flat fee for ___________________ $_____________ flat fee for____________________________________
For Deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not
possible at this time to know the full extent or total costs involved in processing the application.
I understand that additional costs over and above the deposit may accrue. I understand and agree that it is impracticable for
City staff to complete processing, review and presentation of sufficient information to enable legally required findings to be
made for project consideration, unless invoices are paid in full.
The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to the
City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an
invoice by the City for such services.
I have read, understood, and agree to the Land Use Review Fee Policy including consequences for no-payment. I agree to pay
the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not
render and application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I agree
to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly rates
hereinafter stated.
$________________ deposit for_____________ hours of Community Development Department staff time. Additional time
above the deposit amount will be billed at $325.00 per hour.
$________________ deposit for _____________ hours of Engineering Department staff time. Additional time above the
deposit amount will be billed at $325.00 per hour.
City of Aspen: Property Owner:
________________________________ _______________________________________________
Jessica Garrow, AICP
Community Development Director Name:
_______________________________________________
Title:
____________________________________________________
City Use:
Fees Due: $____Received $_______
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City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016
ATTACHMENT 2 - Historic Preservation Land Use Application
PROJECT:
Name:
Location:
(Indicate street address, lot & block number or metes and bounds description of property)
Parcel ID # (REQUIRED)___________________________________________________________
Applicant:
Name:
Address:
Phone #: _______________________Fax#:___________________E-mail:_______________________________________________
REPRESENTATIVE:
Name:
Address:
Phone #: _______________________Fax#:___________________E-mail:________________________________________________
TYPE OF APPLICATION: (please check all that apply):
Historic Designation
Certificate of No Negative Effect
Certificate of Appropriateness
-Minor Historic Development
-Major Historic Development
-Conceptual Historic Development
-Final Historic Development
-Substantial Amendment
Relocation (temporary, on
or off-site)
Demolition (total demolition)
Historic Landmark Lot Split
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
___________________________________________________________________________________________________________
PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
________________________________________________________________________________________________________
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City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016
General Information
Please check the appropriate boxes below and submit this page along with your application. This
information will help us review your plans and, if necessary, coordinate with other agencies that
may be involved.
YES NO
Does the work you are planning include exterior work; including additions, demolitions,
new construction, remodeling, rehabilitation or restoration?
Does the work you are planning include interior work, including remodeling,
rehabilitation, or restoration?
Do you plan other future changes or improvements that could be reviewed at this time?
In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative
Effect and a building permit, are you seeking to meet the Secretary of the Interior’s
Standards for Rehabilitation or restoration of a National Register of Historic Places
Property in order to qualify for state or federal tax credits?
If yes, are you seeking federal rehabilitation investment tax credits in
Conjunction with this project? (Only income producing properties listed
on the National Register are eligible. Owner-occupied residential
properties are not.)
If yes, are you seeking the Colorado State Income Tax Credit for
Historical Preservation?
Please check all City of Aspen Historic Preservation Benefits which you plan to use:
Rehabilitation Loan Fund Conservation Easement Program Dimensional Variances
Increased Density Historic Landmark Lot Split Waiver of Park Dedication Fees
Conditional Uses Tax Credits
Exemption from Growth Management Quota System
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City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016
ATTACHMENT 3 - Dimensional Requirements Form
(Item #10 on the submittal requirements key. Not necessary for all projects.)
Project:
Applicant:
Project
Location:
Zone District:
Lot Size:
Lot Area:
(For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high
water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the
Municipal Code.)
Commercial net leasable: Existing:__________Proposed:_________________
Number of residential units: Existing:__________Proposed:_________________
Proposed % of demolition: __________
DIMENSIONS: (write N/A where no requirement exists in the zone district)
Floor Area:
Height
Existing:_________Allowable:__________Proposed:________
Principal Bldg.: Existing:_________Allowable:__________Proposed:________
Accessory Bldg.: Existing:_________Allowable:__________Proposed:________
On-Site parking: Existing:_________Required:___________Proposed:________
% Site coverage: Existing:_________Required:___________Proposed:________
% Open Space: Existing:_________Required:___________Proposed:________
Front Setback: Existing:_________Required:___________Proposed:________
Rear Setback: Existing:_________Required:___________Proposed:________
Combined Front/Rear:
Indicate N, S, E, W
Existing:_________Required:___________Proposed:________
Side Setback: Existing:_________Required:___________Proposed:________
Side Setback: Existing:_________Required:___________Proposed:________
Combined Sides: Existing:_________Required:___________Proposed:________
Distance between
buildings:
Existing:_________Required:___________Proposed:________
Existing non-conformities or encroachments and note if encroachment licenses have been issued:
_____________________________________________________________________________
_____________________________________________________________________________
Variations requested (identify the exact variances needed): ______________________________
______________________________________________________________________________
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COMMUNITY DEVELOPMENT DEPARTMENT
November, 2014 City of Aspen | 130 S. Galena St. | (970) 920-5090
Permit No. _______________
Homeowner Association Compliance Policy
All applications for a building permit within the City of Aspen are required to include a certification of
compliance with applicable covenants and homeowner association policies. The certification must be
signed by the property owner or Attorney representing the property owner. The following certification
shall accompany the application for a permit.
Subject Property: _______________________________________________
_______________________________________________
_______________________________________________
I, the property owner, certify as follows: (pick one)
□ This property is not subject to a homeowners association or other form of private covenant.
□ This property is subject to a homeowners association or private covenant and the improvements
proposed in this building permit do not require approval by the homeowners association or
covenant beneficiary.
□ This property is subject to a homeowners association or private covenant and the improvements
proposed in this building permit have been approved by the homeowners association or
covenant beneficiary.
I understand the City of Aspen does not interpret, enforce, or manage the applicability, meaning or
effect of private covenants or homeowner association rules or bylaws. I understand that this document
is a public document.
Owner signature: _________________________ date:___________
Owner printed name: _________________________
or,
Attorney signature: _________________________ date:___________
Attorney printed name: _________________________
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Page 1 of 1
15 February 2018
Amy Simon
City of Aspen Community Development Department
130 S. Galena Street, 3rd Floor
Aspen, Colorado 81611
RE: Mesa Store – 500 W. Main Street – HPC Minor Development
Dear Amy,
As the property owner of 500 W. Main Street we submit this Land Use Application for the Minor
Development for the Mesa Store, located within the Main Street Historic District.
Rowland+Broughton Architecture’s employees are authorized to act on behalf of 500 West Main
Street, LLC.
Thank you.
Sincerely,
John Rowland, AIA
Rowland+Broughton Architecture / Urban Design / Interior Design
500 West Main Street, LLC
234 E. Hopkins Avenue
Aspen, Colorado 81611
970-544-9006
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Page 1 of 1
MEMORANDUM
Project: Mesa Store, 500 W. Main Street
Subject: Project Description
Date: 22 March 2018
This project consists of:
- Rebuild exterior stair overhang roof to an appearance that more closely matches the historic
condition.
- Restore two chimney locations.
- Restore the west elevation windows and add two small windows.
- Addition of two water features, planters, seating and a BBQ area.
This project complies with the Historic Preservation Design Guidelines in numerous ways, most
specifically in rehabilitating an important commercial building located within the Main Street Historic
District.
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500 W. Main St.
N
VICINITY MAP P77IV.B.
PROFORMA TITLE REPORT
SCHEDULE A
1. Effective Date: January 31, 2017 at 8:00 AM Case No. PCT24641PRO
2. Policy or Policies to be issued:
Proposed Insured:
PROFORMA
3. Title to the FEE SIMPLE estate or interest in the land described or referred to in this Commitment is at the
effective date hereof vested in:
500 WEST MAIN STREET, LLC, A COLORADO LIMITED LIABILITY COMPANY
4. The land referred to in this Commitment is situated in the County of PITKIN State of COLORADO and is
described as follows:
LOTS R AND S,
BLOCK 30,
CITY AND TOWNSITE OF ASPEN
PITKIN COUNTY TITLE, INC.
601 E. HOPKINS, ASPEN, CO. 81611
970-925-1766 Phone/970-925-6527 Fax
877-217-3158 Toll Free
AUTHORIZED AGENT
Countersigned:
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SCHEDULE B - SECTION 1
REQUIREMENTS
THIS REPORT IS FURNISHED FOR INFORMATIONAL PURPOSES ONLY, IT IS NOT A CONTRACT TO ISSUE TITLE
INSURANCE AND SHALL NOT BE CONSTRUED AS SUCH. IN THE EVENT A PROPOSED INSURED IS NAMED THE
COMPANY HEREBY RESERVES THE RIGHT TO MAKE ADDITIONAL REQUIREMENTS AND/OR EXCEPTIONS AS
DEEMED NECESSARY. THE RECIPIENT OF THIS INFORMATIONAL REPORT HEREBY AGREES THAT THE
COMPANY HAS ISSUED THIS REPORT BY THEIR REQUEST AND ALTHOUGH WE BELIEVE ALL INFORMATION
CONTAINED HEREIN IS ACCURATE AND CORRECT, THE COMPANY SHALL NOT BE CHARGED WITH ANY
FINANCIAL LIABILITY SHOULD THAT PROVE TO BE INCORRECT AND THE COMPANY IS NOT OBLIGATED TO
ISSUE ANY POLICIES OF TITLE INSURANCE
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SCHEDULE B SECTION 2
EXCEPTIONS
The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to
the satisfaction of the Company:
1. Rights or claims of parties in possession not shown by the public records.
2. Easements, or claims of easements, not shown by the public records.
3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, any facts which a correct
survey and inspection of the premises would disclose and which are not shown by the public records.
4. Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law
and not shown by the public records.
5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public
records or attaching subsequent to the effective date hereof but prior to the date the proposed insured
acquires of record for value the estate or interest or mortgage thereon covered by this Commitment.
6. Taxes due and payable; and any tax, special assessment, charge or lien imposed for water or sewer
service or for any other special taxing district.
7. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded in Book 59 at Page
223 providing as follows: "That no title shall be hereby acquired to any mine of gold, silver, cinnabar or
copper or to any valid mining claim or possession held under existing laws".
8. Terms, conditions and obligations of Ordinance No. 32 and Ordinance No. 60, designating Lots R and S,
Block 30, City and Townsite of Aspen as Historic District, recorded in Book 314 at Page 338 and in Book
321 at Page 51.
9. Terms, conditions, provisions and obligations as set forth in Encroachment Agreement recorded in Book
553 at Page 109.
10. Easements, rights of way and all matters as disclosed on Survey of subject property recorded April 6,
1998 in Plat Book 44 at Page 71.
11. Terms, conditions, provisions, obligations and all matters as set forth in Resolution of the The Aspen
Historic Preservation Commission recorded September 13, 1999 as Reception No. 435423 as Resolution
No. 38 Series 1999.
12. Terms, conditions, provisions, obligations and all matters as set forth in Resolution of the Aspen Historic
Preservation Commission recorded October 19, 2016 as Reception No. 633130 as Resolution No.
32-2016.
13. Easements, rights of way and all matters as disclosed on Improvement Survey Plat of subject property
recorded November 10, 2016 in Plat Book 116 at Page 43.
14. Deed of Trust from : 500 W. MAIN STREET, LLC, A COLORADO LIMITED LIABILITY COMPANY
To the Public Trustee of the County of PITKIN
For the use of : ANB BANK
Original Amount : $3,160,000.00
Dated : June 30, 2016
Recorded : June 30, 2016
Reception No. : 630378
15. Assignment of Leases and Rents given in connection with the above Deed of Trust recorded June 30,
2016 as Reception No. 630379.
16. Any existing leases and tenancies.
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PITKIN COUNTY TITLE, INC.
601 E. HOPKINS, THIRD FLOOR
ASPEN, CO 81611
970-925-1766/970-925-6527 FAX
TOLL FREE 877-217-3158
WIRING INSTRUCTIONS FOR ALL TRANSACTIONS REGARDING THE CLOSING OF THIS FILE
ARE AS FOLLOWS:
ALPINE BANK-ASPEN
600 E. HOPKINS AVE.
ASPEN, CO. 81611
ABA ROUTING NO. 102103407
FOR CREDIT TO:
PITKIN COUNTY TITLE, INC., ESCROW ACCOUNT
ACCOUNT NO. 2021 012 333
REFERENCE:PCT24641PRO/PROFORMA
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EXHIBIT
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED"BY-SECTION"26:304:060(E); ASPEN'GAND USE CODE
ADDRESS OF PROPERTY: I ' r� �
�,� (' �`7\spen, CO
SCHEDULED PUBLIC HEARING DATE:
20
STATE OF COLORADO )
ss.
County of Pitkin/ / )
I,�himia �h (name, please print)
being or representing an Applicant to the City of Aspen, Colorado, hereby personally
certify that I have complied with the public notice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner:
Publication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
JPosting of notice: By posting of notice, which form was obtained from the
Community Development Department, which was made of suitable, waterproof
materials, which was not less than twenty-two (22) inches wide and twenty-six
(26) inches high, and which was composed of letters not less than one inch in
height. .�Said notice was posted at least fifteen(15) days prior to the public hearing
JRA
on the day of 0441,g 2049-1
to and including the date and time
/ of the public hearing. A pihillbkraph of the posted notice (sign) is attached hereto.
✓ Mailing of notice. By the mailing of a notice obtained from the Community
Development Department, which contains the information described in Section
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to
the public hearing, notice was hand delivered or mailed by first class postage
prepaid U.S. mail to all owners of property within three hundred (300) feet of.the
property subject to the development application. The names and addresses of
property owners shall be those on the current tax records of Pitkin County as they
appeared no more than sixty (60) days prior to the date of the public hearing. A
copy of the owners and governmental agencies so noticed is attached hereto.
Neighborhood Outreach: Applicant attests that neighborhood outreach,
summarized and attached, was conducted prior to the first public hearing as
required in Section 26.304.035, Neighborhood Outreach. A copy of the
neighborhood outreach summary, including the method of public notification and
a copy of any documentation that was presented to the public is attached hereto.
(continued on next page)
J Mineral Estate Owner Notice. By the certified mailing of notice, return receipt
requested, to affected mineral estate owners by at least thirty(30) days prior to the
date scheduled for the initial public hearing on the application of development.
The names and addresses of mineral estate owners shall be those on the current
tax records of Pitkin County. At a minimum, Subdivisions, PDs that create more
than one lot, and new Planned Developments are subject to this notice
requirement.
fl" Rezoning or text amendment. Whenever the official zoning district map is in any
way to be changed or amended incidental to or as part of a general revision of this
Title, or whenever the text of this Title is to be amended, whether such revision be
made by repeal of this Title and enactment of a new land use regulation, or
otherwise, the requirement of an accurate survey map or other sufficient legal
description of, and the notice to and listing of names and addresses of owners of
real property in the area of the proposed change shall be waived. However, the
proposed zoning map shall be available for public inspection in the planning
agency during all business hours for fifteen (15) days prior to the public hearing
on such amendments. y �� ��
1�.L6 v�.-t"�
Signature
The fbA%e�going"Affidavit of Notice"was acknowledged before me this day
of `/�1L12c� 20re,by fah V -'�- �i CEctok•,k
WITNESS MY HAND AND OFFICIAL SEAL
-.KIM L MEYER
�dp�0c.Efate otNew 1kxk
140:01ME4950329 My commission expires:
''Ouelilled In Kings Courcy
-Cbrnmissfon Expires AAAI 24,20' - ��--
Notary Public
ATTACHMENTS AS APPLICABLE:
• COPYOFTHEPUBLICATION
• PHOTOGRAPH OF THE POSTED NOTICE(SIGN)
• LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED
BYMAIL
• APPLICANT CERTIFICATION OF MINERAL ESTATE 0WAERS NOTICE
AS REQUIRED BYC.R.S. §24-65.5-103.3
1
3/20/2018 Vdicom,Inc.Mail-Fwd:Posted Images of 135 E.Cooper Ave.
V I D I C O M Patricia O'Brien<pobrien@cityb—com>
Fwd: Posted images of 135 E.Cooper Ave.
—1—message
Pot n<pa en®dtybuu.w --
o:PavitlaO73den<pobrien®vidicom.mm>
Time of sign posting
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From;Cassendn.Stovons<ss;a�mlss(o7clgelbelgecwm> �I
Date:Mon,Mar 12,2018 at 12:21 PM 1/J�
Subject:Posted images of 135 E.Cooper Ave. /A •')
To:Amy Simon<amy simon@olyofaspen,com> YYY Ott,
Cc.Christy Few<c'erer@cfybuz com>,Cdstof Eigelixnger<citst-+ - atoms,PamIcm O'Brien<pobdanQdtybuzzw >
Amy,
Please see attached Me posted Images of the sign at 135 E.Cooper. We will continue with the mailing and a0klavit.
Thank you,
Caaandre J.sterem
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THE CITY OF ASPEN
City of Aspen
130 S.Galena Street,Aspen,CO 81611
p:(970)920.5000
f:(970)920.5197
w:www.aspenpitkin.com
NOTICE OF PUBLIC HEARING
135 E. Cooper Avenue
Public Hearing: 4:30 p.m.,Wednesday, March 28, 2018
Meeting Location: City Hall, City Council Chambers
130 S. Galena Street,Aspen, CO 81611
Project Location: 135 E.Cooper Avenue
Legal Description: Lots H and I, and the easterly 5 feet of Lot G, Block 70,City and Townsite of Aspen,.
PID#2735-131-04-003
Description: The applicant requests a Substantial Amendment to a Minor Development
approval granted in 2015
Land Use Reviews: Substantial Amendment
Decision Making Body! Historic Preservation Commission
Applicant: CHRISPAT Aspen LLC, 1107 Fifth Avenue,#3S, New York, NY 10128
More Information: For further information related to the project,contact Amy Simon at the City of
Aspen Community Development Department, 130 S.Galena St.,Aspen,CO, (970)
429-2758,amy.simon@cityofaspen.com.
Published in the Aspen Times on March 8,2018 .
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MIAMI BEACH,FL 33141 ASPEN,CO 81611 LITTLETON,CO 60127
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8100 E CAMELBACK RD 931 421 WARWICK RD 1 2701 SUNSET WAY
SCOTTSDALE,AZ 85251 KENILWORTH,IL 60043-1145 ST PETE BEACH,FL 33706
LARKIN FRED C SPOUSAL TRUST CHART HOUSE PROJECT OWNER LLC GOZON BENJAMIN&HEIDI Z LVG TRUST
ONE COVE LN 0115 BOOMERANG RD#5201 B 8606 W FREISTADT RD
BOW MAR,CO 80123 ASPEN,CO 81611 MEQUON,WI 53097
r
CROCKETT RUFUS ALPINE PETROLEUM LLC LEATHERMAN ROBERT D
PO BOX 3837 435 E MAIN ST PO BOX 11930
ASPEN,CO 81612 ASPEN,CO 81611 ASPEN,CO 81612
FARR BRUCE K&GAIL H WARREN MATTHEW L LLOYD JAMES OTIP TRUST
589 SOCIETY HILL CIR 2022 BASELINE DR PO 8OX 1845
THE VILLAGES,FL 321626128 GRAND JUNCTION,CO 81507 MLSON,WY 83014
Potaverymm/patenR kquettes d'adresse Easy Peel® of AllezA avery.La/gabarits�
I Repllez0lahadiueaBndet"wiembold Popap• I UNlmle GabaitAwry5160I
Rye 51600 i Easy PeeleAddressLibels Go toaverycom/templates
1 Bend along llnetompose Pop-up Edge* 1 UseAveryTemplate SI601
FELDMAN SELMA LORING PETER&ELIZABETH S DANCING BEAR RES CONDO ASSOC
3005 POINTE DR#2403 230 CONGRESS ST 411 S MONARCH ST
MIAMI BEACH,FL 331397329 BOSTON,MA 02110 ASPEN,GO 81612
CLAUSEN FAMILY TRUST#1 ROSE JON E 6 RITA L PINES LODGE DEV LLC '
PO BOX 685 333 TRISMEN TER 2353 IRVINE AVE
MORRIS,IL 50450 WINTER SPRINGS,FL 32789 NEWPORT BEACH,CA 92660
COOPER TWO LLC PARKER RICHARD C&KAREN S BRIGHT GALEN
950 HILL RD 3029 BAKER MOWS SE 205 E DURANT AVE 93D
WINNETKA,IL 60093 ATLANTA,GA 303394814 ASPEN,CO 81611
GREINER JERRY M&TERESA U CHART HOUSE PROJECT OWNER LLC MACDONALD VALERIE
323 HOLMECREST RD 0115 BOOMERANG RD 952018 PO BOX 1681
JENKINTOWN,PA 19046 ASPEN,CO 81611 ASPEN,CO 81612
JACOBSON FAMILY TRUST VANTONGEREN LIDIA CHART HOUSE PROJECT OWNER LLC
3237 SUMMER WIND LN#1424 2000 E 12TH AVE BOX 8 0115 BOOMERANG R6#5201 B
LITTLETON,CO 80129 DENVER,CO 80206 =ASPEN,CO 61611
i
LU NANCY CHAO TRUST SEVERY RICHARD L PURVIS ROBERT K TRUST
15 ANSON RD I 30 DEXTER ST PO BOX 3089
HILLSBOROUGH,CA 94010 DENVER,CO 80220 ASPEN,CO 81612
DANCING BEAR RES OWNERS ASSOC INC KAISER HARRIS FAMILY TRUST OTT JOHN&CAROL
411 S MONARCH ST 12942 CHALON RD 129 LITTLE ELK CREEK AVE
ASPEN,CO 81611 LOS ANGELES,CA 90049 SNOWMASS,CO 81654-9318
SOUTH POINT CONDO ASSOC LIFT ONE CONDOMINIUM ASSOC 306 S GARMISCH TOWNHOMES CONDO
PO BOX 4100 131 E DURANT AVE 16130 VENTURA BLVD#320
BASALT,CO 81621 ASPEN,GO 81611 ENCINO,CA 91436
RUMSEY DANIEL W SEP PROP TRUST ASPEN WILD LLC KINGSBURY FAMILY TRUST
1325 PACIFIC HWY#1902 POINTE MILOU GRAND CARENAGE#11. PO BOX 198
SAN DIEGO,CA 92101 97133 SAINT BARTHELEMY HOLDERNESS,NH 03245
FRENCH WEST INDIES,
PASCHALL BARBARA ROARING FORK PROPERTIES KOSTER DEREK N
6918 LUPTON DR N 9242 SOUTH SHORE OR 100 E DEAN ST #2E
DALLAS,TX 75225 EAST TROY,WI 55120 ASPEN,CO 81611
Patrwy am/paterds i kquettesd'adresseEasy Peel® Allez6averyca/gabarits;
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OFM HOLDINGS LP POPKIN PHILIP G MCKENZIE BART BRYAN
-PO'B0X'541208 —PO BOX 7956 -- - — — 484030TH ST
DALLAS,TX 75354 ASPEN,CO 81612 ARLINGTON,VA 22207
SCHAYER JANET A PITNER N KATHRYN ININDLE BRIAN
900 KINSEY AVE PO BOX 11930 7630 115TH PL NE
KREMMLING,CO 80459 ASPEN,CO 81612 KIRKLAND,WA 98033
ASPEN TOWNHOUSES CENTRAL GINSBURG ANNE C 6 ROBERT 8 HANSEN JULIA S TRUST
COMMON AREA 11206 BOCA WOODS LN 255 SEASPRAY AVE
124 E DURANT AVE BOCA RATON,FL 33428 PALM BEACH,FL 33480
ASPEN,CO 81611
PRENTICE GWYN A CZAJKOWSKI MICHAEL&SANDRA J GREGORY NEIL MARTIN&LYNETTE
2001 SHAWNEE MISSION PKY 2701 MIDLAND AVE#111 1801 PITTWATER RD
SHAWNEE MISSION,KS 66205 GLENWOOD SPRINGS,CO 81601 MONA VALE NSW 2103
AUSTRALIA,
HEIN FAMILY TRUST YEWER ELISABETH B HOTEL DURANT
9420 WILSHIRE BLVD 4TH FLR 6259 HWY 83 122 E DURANT
BEVERLY HILLS,CA 90212 CHENEQUA,WI 53029 ASPEN,CO 81611
JRD 20041RREV TRUST INDIANA AVE LLC MURRAY EDWARD M JR&MELISSA A
510 BERING DR#455 1 623 E HOPKINS AVE 498 WOODBRIDGE WY
HOUSTON,TX 77057 ASPEN,CO 81611 DURANGO.CO 81301
ATTERBURY ANDREW L AVERITT DON R GLISMANN JOHN P
2001 SHAWNEE MISSION PKY 6918 LUPTON ' 681 SOPRIS MOUNTAIN RANCH RD
SHAWNEE MISSION,KS 66205 DALLAS,TX 75225 BASALT,CO 81621
TOWNE PLACE OF ASPEN CONDO ASSOC IN CARRUTHERS MARILYN
200 E DURANT AVE 101 E COOPER #301
ASPEN,CO 81611 ASPEN,CO 81611
Pabamyxor7patants i ttlquettesd'admmEasy Peel® AllezAaveryca/gabarits;
IRePIImblabarhuma8nder6Mwierebord Popup• I' Ut015mIBGabarttAvwy51601
Mineral Estate Owner Notice. By the certified mailing of notice, return receipt
requested, to affected mineral estate owners by at least thirty (30) days prior to the
date scheduled for the initial public hearing on the application of development.
The names and addresses of mineral estate owners shall be those on the.current
tax records of Pitkin County. At a minimum, Subdivisions, SPAs or PUDs that
create more than one lot, new Planned Unit Developments, and. new Specially
Planned Areas, are subject to this notice requirement.
Rezoning or text amendment. Whenever the official zoning district map is in any
way to be changed or amended incidental to or as part of a general revision of this
Title, or whenever the text of this Title is to be amended, whether such revision be
made by repeal of this Title and enactment of a new land use regulation, or
otherwise, the requirement of an accurate survey map or other sufficient legal
description of, and the notice to and listing of names and addresses of owners of
real property in the area of the proposed change shall be waived. However, the
proposed zoning map shall be available for public inspection in the planning
agency during all business hours for fifteen (15) days prior to the public hearing
on such amendments.
Signature
The foregoing "Affidavit of Notice" was acknowledged before me this g day
of 4114 zL , 20J�g by
NOTICE OF PUBLIC HEARING —�
. - 135 E Cooper Avenue
POEOC HpHag <:3gp.m:.waaoeaasv.A+amn zfi.zolB DESS MY HAND AND OFFICIAL SEAL
`MMing luallon C, Hag,City Cimnpl_Ctnn1E m lW S.Galena$ked.AsenpCO81611 I
•Pmled Lomtlon: . 135 E.Cooper Avenue
LegelWxrptbre Lon Hang1.aM ma oasterN 5 nal d LW G.Block 70.Gtv a Townsln Of
Aspen.PIOM273 131-01-003
Daacripl": TireapplicantrequestsaSaOsnntiaiAmer m tneMaarDevelopment >mmission expires: 07052
r appr oval granto0 m 2015
Dec Use Revng,B SU tOriC P l Amen0menl
Decision Making Body: Historic AT Ae n Commisslon s'7` 1 v
APplkanC CHRIBPAT Aspen LLC.1107 W Avenue, ,OO New York. i 10128 ..]
Mon tdametion: For n inlonn8on e"n Bre prgect,mond.ArrryGW Simon at se n. . 1L L
Aspen C 2758.ity Devebpnent Dapepment,130 B.Galena 51.,-Aspen,CO
(9]0)12&2]58.anry.smon®dtyofaspen.mm. /Public
100Q° Ml I =BONNIEHILES
LIC
RADO
1038739
CTOBER3D 2911
ATTACHMENTS AS APPLICABLE:
e COPY OF THE PUBLICATION
e PHOTOGRAPH OF THE POSTED NOTICE (SIGN)
e LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED
BY MAIL
APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE
AS REQUIRED BY C.R.S. §24-65.5-103.3
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE
ADDRESS OF PROPERTY: A
! 3 f E • LFIn �✓Pi/ , Aspen, CO
SCHEDULED PUBLIC HEARING DATE:
Wed MadgA&�D�&e 4 , 20_LS'
STATE OF COLORADO )
ss.
County of Pitkin )
11 J- - (name, please print)
being or representing an Applicant to the City of A en, Colorado, hereby personally
certify that I have complied with the public notice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner:
Publication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
'Posting of notice: By posting of notice, which form was obtained from the
Community Development Department,-which was made of suitable, waterproof
materials, which was not less than twenty-two (22) inches wide and twenty-six
(26) inches high, and which was composed of letters not less than one inch in
height. Said notice was posted at-least fifteen(15)days prior to the public hearing
on the day of , 20_, to and including the date and time
of the public hearing. A photograph of the posted notice (sign) is attached hereto.
Mailing of notice. By the mailing of a notice obtained from the Community
Development Department, which contains the information described in Section
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to
;the public_hearing, notice was hand delivered or mailed by first class postage
a3 j[td8 prepaid U.S. mail to all owners of property within three hundred (300) feet of the
,� u7�8UN YFaTL'v1
.10oAojc. property subject to the development application. The names and addresses of
-F,(,T x,,.rtzpproperty,;owners shall be those on the current tax records of Pitkin County as they
"appearedno-more than sixty (60) days prior to the date of the public hearing. A
copy of the owners and governmental agencies so noticed is attached hereto.
Neighborhood Outreach: Applicant attests that neighborhood outreach,
summarized and attached, was conducted prior to the first public hearing as
required in Section 26.304.035, Neighborhood Outreach. A copy of the
neighborhood outreach summary, including the method ofpublic notification and
a copy of any documentation that was presented to the public is attached hereto.
(continued on next page)
r EXHIBIT
i
s
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE
ADDRESS.OF PROPERTY:
500 W. Main Street , Aspen, CO
SCHEDULED PUBLIC HEARING DATE:
March ZS , 20!�
r
STATE OF COLORADO )
) ss.
County of Pitkin )
I, Dana. Ga-r\sslp- )E�W5 (name, please print)
being or representing an Applicant to the City of Aspen; Colorado, hereby personally
certify that I have complied with the public notice requirements of Section 26:304.060
(E) of the Aspen Land Use Code in the following manner:
Publication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
Posting of notice: By posting of notice, which form was obtained from the
Community Development Department, which was made of suitable,. waterproof
materials, which was not less than twenty-two (22) inches wide and twenty-six
(26) inches high, and which was composed of letters not less than one inch in
height. Said notice was posted at least fifteen (15) days prior to the public hearing
on the day of 20_, to and including the date and time
of the public hearing. A photograph of the posted notice (sign) is attached hereto.
Mailing of notice. By the mailing of a notice obtained from the Community
Development Department, which contains the information described in Section
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to
the public hearing, notice was hand delivered or mailed by first class postage
prepaid U.S. mail to all owners of property within three hundred (300) feet of the
property subject to the development application- The names and addresses of
property owners shall be those on the current tax records of Pitkin County as they
appeared no more than sixty (60) days prior to the date of the public hearing. A
copy of the owners and governmental agencies so noticed is attached hereto.
Neighborhood Outreach._ Applicant attests that neighborhood outreach,
summarized and attached, was conducted prior to the first public hearing as
required in Section 26.304.035, Neighborhood Outreach. A copy of the
neighborhood outreach surmnaryy including the method of public notification and
a copy of any documentation that was presented to the public is attached.hereto.
(continued on next page)
Mineral Estate Owner Notice. By the certified mailing of notice, return receipt
requested, to affected mineral estate owners by at least thirty (30) days prior to the
date scheduled for the initial public hearing on the application of development.
The names and addresses of mineral estate owners shall be those on the current
tax records of Pitkin County. At a minimum, Subdivisions, PDs that create more
than one lot, and new Planned Developments are subject to this notice
requirement.
Rezoning or text amendment. Whenever the official zoning district map is in any
way to be changed or amended incidental to or as part of a general revision of this
Title, or whenever the text of this Title is to be amended, whether such revision be
made by repeal of this Title and enactment of a new land use regulation, or
otherwise, the requirement of an accurate survey map or other sufficient legal
description of, and the notice to and listing of names and addresses of owners of
real property in the area of the proposed change shall be waived. However, the
proposed zoning map shall be available for public inspection in the planning
agency during all business hours for fifteen (15) days prior to the public hearing
on such amendments.
Signature
The foregoing "Affidavit of Notice" was acknowledged before me this 28"day
of lPibYuAw 201� , by p�� EtliS
WITNESS MY HAND AND OFFICIAL SEAL
LORENA LEnpA VARGAS My co mission expires: -7 ice-�'-O2--t
EUTY
y P11BUC-SrA7E OF COLORA W
Notary 10 20174028180
Conmotlon EXP*M 7/12/2021
Notary Public
ATTACHMENTS AS APPLICABLE:
• COPY OF THE PUBLICATION
• PHOTOGRAPH OF THE POSTED NOTICE (SIGN)
• LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED
BY MAIL
• APPLICANT CERTIFICATION OF MINERAL ESTATE OWNERS NOTICE
AS REQUIRED BY C.R.S. §24-65.5-103.3
ta:
r -•
PUBLIC NOTICE,
®ate: March 28, 2018
Time: 4:30 PM
Place: CityHall, 130 S. Galena St
- City Council Chambers
Purpose:
j 00 W. Main Street LLC 234 E.
o kin-, Avenue As en CO 81611
e uests HPC for design,approval .
nd setback variations to reconstruct
he exterior stairs on the west I
levation of the existing building, and
- equests approval for site work on
his property. For more information r
4 ntact the Aspen PlanninDept. at
20-5144.
I -
7 r
I ii I, 10
S
i
I - J'
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE
ADDRESS OF PROPERTY:
, 100 1-y • mat VN c�� , Aspen, CO
SCHEDULE PUBLIC HEARING DATE:.
Wed 6r&ifi 2� /� �,20Lg'
STATE OF COLORADO )
ss.
County of Pitkin )
I, (name, please print)
being or representing an Applicant to the City of-Aspen, do, hereby personally
certify that I have complied with the public notice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner:
VftPublication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
Posting of notice: By posting of notice, which form was obtained from the
Community Development Department, which was made of suitable, waterproof
materials, which'was not less than twenty-two (22) inches wide and twenty-six
(26) inches high, and which was composed of letters not less than one inch in
height. Said notice was posted at least fifteen (15) days prior to the public hearing
on the day of 120 to and including the date and time
of the public hearing. A photograph of the posted notice (sign) is attached hereto.
Mailing of notice. By the mailing of a notice obtained from the Community
Development Department, which contains the information described in 'Section
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to
the public hearing, notice was hand delivered or mailed by first class postage
prepaid U.S. mail to all owners of property within three hundred (300) feet of the
:.•- Y�-�1�S��property_subject to the development application. The names and addresses of
?3 lH2! 304vit to n,
o;mu�• property owners shall be those on the current tax records of Pitkin County as they
aagaloo'to *Te
=T Jcoaia�s o,appeared nojmore than sixty (60) days prior to the date of the public hearing. A
;,'- a�`'�� copy#otli`e",owners and governmental agencies so noticed is attached hereto.
Neighborhood Outreach: Applicant attests that neighborhood outreach,
summarized and attached, was conducted prior to the first public hearing as
required in Section 26.304.035, Neighborhood Outreach. A copy of the
neighborhood outreach summary, including the method of public notification and
a copy of any documentation that was presented to the public is attached hereto.
(continued on next page)
t 2a !1H ! 31;hVi�l3
suvvyriati,
pO:JAf1a1a0 as'^TAT2
Y� BEru�'tAZ04"*��Yfl1.iCiR
>^ tSOt OEA�iDT�J23tirn{3sJpt?2iutiQ'1'!t.',
Mineral Estate Owner Notice. By the certified mailing of notice, return receipt
requested, to affected mineral estate owners by at least thirty(30) days prior to the
date scheduled for the initial public hearing on the application of development.
The names and addresses of mineral estate owners shall be those on the current
tax records of Pitkin County. At a minimum, Subdivisions, SPAs or PUDs that
create more than one lot, new Planned Unit Developments, and.new Specially
Planned Areas, are subject to this notice requirement.
Rezoning or text amendment. Whenever the official zoning district map is in any
way to be changed or amended incidental to or as part of a general revision of this
Title, or whenever the text of this Title is to be amended, whether such revision.be
made by-repeal of this Title and enactment of a new land use regulation, or
otherwise, the requirement of an accurate survey map or other sufficient legal
description of, and the notice to.and listing of names and addresses of owners of
real property in the area of the proposed change shall be waived. However, the
proposed zoning map shall be available for public inspection in the planning
agency during all business hours for -fifteen (15) days prior to the public hearing
on such amendments.
Signature
The foregoing "Affidavit of Notice"was acknowledge before me this day
of M44 11N 20Lf,- b
NOTICE OF PUBLIC NEARING WITNESS MY HAND AND OFFICIAL SEAL
RE:Sob W.Mein Stam
' �Nealna Wetlnes6ey.MmM 28.2018.0:30 PM _ I_I 7 '
Pm�ect Location.. 500W�Sc 1umnN GIrem,ers lao B.Galene s,..ASPen.co 6,6„ My commission expires: a-4cb2t-Jo)
,'Legal Oeemiptbn: Lok Rand S Elect,3D.City and Towrktte of Aspen,Colorado,
i PID e273S124-e3,pW
I DaacHplbn: Ttie ppp6cent meuests_design approval and seterta vada8wts to rocaneVucl
r /l
an exkro malon Na well ekvatbn of me existing xhumi,,arq reeoazk \ 'I
appm+al lm site work L)YIn« LL )(4 1leS
.Doc labs making Body: Historic Preservation Commission Notary Public
M
Applieam: 500 Main n Street,LLC,23a E.Hopkins Avenue, CO.81611
ore in ormmon: For fuller infomalnn related to the,W jw,apnh,0=1h Y.et the City a
(AWn CO mmi�Development Depa imen1,13f1 S.Galena St..Aspen,CO,
yaon®dtyofazpemmm.
PUMtNed In to Aspen Times on Marts 8.2015. (0000205863) >gQ✓ 'h:a�;_
— BO IE ILES
N UBLIC 47
ATTACHMENTS AS APPLICABLE: srAT ca oRADo
Y I 005/038739 `j .
e COPY OF THEPUBLICA TION NY OCTOBER30•x'- .-
e PHOTOGRAPH OF THE POSTED NOTICE (SIGN)
e LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED
BY MAIL
_e APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE
AS REQUIRED BY C.R.S. §24-65.5-103.3
BONNIE L SHILES
NOTARY PUBLIC
STATE OF COLORADO
MYCAIBtS50NEP0tESOCTeBBt7 3D 2021
Pitkin County Mailing List of 300 Feet Radius
From Parcel: 273512443007 on 02/28/2018
fTKIN
COUNTI
Instructions:
This document contains a Mailing List formatted to be
printed on Avery 5160 Labels. If printing, DO NOT "fit to
page" or "shrink oversized pages." This will manipulate the
margins such that they no longer line up on the labels
sheet. Print actual size.
Disclaimer:
Pitkin County GIS presents the information and data on this web
site as a service to the public. Every effort has been made to
ensure that the information and data contained in this electronic
system is accurate, but the accuracy may change. Mineral
estate ownership is not included in this mailing list. Pitkin County
does not maintain a database of mineral estate owners.
Pitkin.County GIS makes no warranty or guarantee concerning
the completeness, accuracy, or reliability of the content at this
site or at other sites to which we link. Assessing accuracy and
reliability of information and data is the sole responsibility of the
user. The user understands he or she is solely responsible and
liable for use, modification, or distribution of any information or
data obtained on this web site.
http://www.pitkinmai)sandmore.com
FERGUS ELIZABETH DAWSON CARTER RICHARD P SCOTT BUILDING CONDO ASSOC
PO BOX 1515 PO BOX 2932 400 W HOPKINS AVE
ASPEN.CO 81612 TELLURIDE,CO 81435 - ASPEN,CO 81611
GOLDENBERG STEPHEN R&CHERYL J 501 WEST MAIN LLC NATIONWIDE THEATRES CORP
430 W HOPKINS AVE 532 E HOPKINS AVE PO BOX 847
ASPEN,CO 81611 ASPEN,CO 81611-1818 CARLSBAD.CA 92018
501 MAIN ASPEN LLC ALPINE BANK CHRISTIANA B101 LLC
ALDRICH PL#200 OTTAWA AVE NW PO BOX 10000 2509 TARRYHILL PL
GRAND RAPIDS,MI 49503 GLENWOOD SPRINGS,CO 81602 AUSTIN,TX 78703
ULLR CONDO LLC 430 WEST HOPKINS CONDO ASSOC MCCOY CARLTON
6450 AVENIDA CRESTA COMMON AREA PO BOX 9349
LA JOLLA,CA 92037 432 W HOPKINS AVE ASPEN,CO 81612
ASPEN,CO 81611
ASPEN SQUARE CONDO ASSOC 420 W MAIN LLC - SCHULMAN WILLIAM PAUL
617 E COOPER 424 PARK CIR#TH5 301 MERCER BLVD
ASPEN,CO 81611 ASPEN,CO 81611 CHARLEVOIX,MI 49720
JEWISH RESOURCE CENTER CHABAD OF A7 KARBANK 430 LLC PERRY IAN MICHAEL
435 W MAIN ST 2000 SHAWNEE MISSION PKWY#400 426 E HYMAN AVE
ASPEN,CO 81612 MISSION,KS 66205 ASPEN,CO 81611
433 BLEEKER KS LLC WAGNER HOLDINGS CORP LLC JOHNSTON FAMILY TRUST
PO BOX 4068 605 E MAIN ST 2018 PHALAROPE
ASPEN,CO 81612 ASPEN,CO 81611 COSTA MESA,CA 92626
BLEEKER STREET PROP LLC LHG HOLDING LLC ALPINE BANK
PO BOX 491246 11777 SAN VICENTE BLVD 9TH FL PO BOX 10000
LOS ANGELES,CA 90049 LOS ANGELES,CA 90049 GLENWOOD SPRINGS,CO 81602
GARMISCH LODGING LLC GARMISCH LODGING LLC TOMS CONDO LLC
110 W MAIN ST 605 W MAIN ST#2 6 SHULL FARM RD
ASPEN,CO 81611 ASPEN,CO 81611 ERWINNA,PA 18920
420 W MAIN LLC ALPINE BANK ASPEN ASPEN FAMILY HOLDINGS LLC
424 PARK CIR#TH5 PO BOX 10000 137 WESTVIEW DR
ASPEN,CO 81611 GLENWOOD SPRINGS,CO 81602 ASPEN,CO 81611
SLONE MICHAEL DAVID II FORNELL CONDO ASSOC HY-MOUNTAIN TRANSPORT INC
4476 WATERSIDE CT 518 W MAIN ST 214 B AABC
FAYETTEVILLE.AR 72703 ASPEN,CO 81611 ASPEN,CO 81611
GANT CONDO ASSC CITY OF ASPEN MICHAEL JACE
610 S WESTEND ST 130 S GALENA ST PO BOX 569
ASPEN,CO 816112142 ASPEN,CO 81611 ASPEN,CO 81612
HILLMAN TATNALL L REV TRUST 420 W MAIN LLC DUNKELBERG AMBER&KEVIN
504 W BLEEKER ST 424 PARK CIR#TH5 PO BOX 5804
ASPEN,CO 81611 ASPEN,CO 81611 SNOWMASS VILLAGE,CO 81615
ALPINE BANK ASPEN KATZMAN LORI ANN CORONA VANESSA LOPEZ
PO BOX 10000 301 MERCER BLVD PO BOX 3670
GLENWOOD SPRINGS,CO 81602 CHARLEVOIX,MI 49720 ASPEN,CO 81612
FELER LAURIE&CLAUDIO CHRISTIANA A105 LLC CHRISTIANA UNIT D101 LLC
550 FOX RUN PO BOX 542 795 LAKEVIEW DR
CARBONDALE,CO 81623 SAN MATEO,CA 94401 MIAMI BEACH,FL 33140
RAINBOW CONNECTION PROPERTIES LLC GANT CONDO ASSOC INC ASPEN SQUARE CONDO ASSOC
151 SUMMER ST#1109 610 S WESTEND ST 617 E COOPER
MORRISON,CO 80465 ASPEN,CO 816112142 ASPEN,CO 81611
CARINTHIA CORP SMITH ANDREW C&DONNA G ASPEN SQUARE CONDO ASSOC
45 E LUPINE DR 3622 SPRINGBROOK ST 617 E COOPER
ASPEN,CO 81611 DALLAS,TX 75205 ASPEN,CO 81611
LHG HOLDING LLC WERLIN LAURA B TRUST MACDONALD BETTE S TRUST
11777 SAN VICENTE BLVD 9TH FL 2279 PINE ST 15 BLACKMER RD
LOS ANGELES,CA 90049 SAN FRANCISCO,CA 94115 ENGLEWOOD,CO 80110
BROOKS NORMAN A&LESLEE S STERTZER ELIANE C LEADINGHAM CAROLINE
16311 VENTURA BLVD#690 160 E 65TH ST#23E 518 W MAIN ST#A-102
ENCINO,CA 91436 NEW YORK,NY 10065 ASPEN,CO 81611
REECE MARK STUART DANIEL S&TAMARA B JMW GOLDEN LLC
518 W MAIN ST#A-102 PO BOX 3274 PO BOX 1860
ASPEN,CO 81611 ASPEN,CO 81612 BENTONVILLE,AR 72712
GARMISCH LODGING LLC HARRIS ANGELA WENDT ROBERT E 11
605 W MAIN ST#2 518 W MAIN ST#C107 350 MT HOLYOKE AVE
ASPEN,CO 81611 ASPEN,CO 816111618 PACIFIC PALISADES,CA 90272
GARMISCH LODGING LLC JMW GOLDEN LLC ASPEN SQUARE CONDO ASSOC
110 W MAIN ST PO BOX 1860 617 E COOPER
ASPEN,CO 81611 BENTONVILLE,AR 72712 ASPEN,CO 81611
BLOCKER LAURA G HAVANDJIAN GASTON MATIAS FISCHER SISTIE
PO BOX 9213 518 W MAIN ST#B205 442 W BLEEKER
ASPEN,CO 81612 ASPEN,CO 81611 ASPEN,CO 81611
420 W MAIN LLC SGSG ASPEN CONDO LLC PHILLIPS SHAUN E
424 PARK CIR#TH5 PO BOX 1383 518 W MAIN ST#8105
ASPEN,CO 81611 CRESTED BUTTE,CO 81224 ASPEN,CO 81611
OGUIN MEGAN L CLEANER EXPRESS TUCKER LUCY LEA
518 W MAIN ST#8203 435 E MAIN ST PO BOX 1480
ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81611
420 W MAIN LLC SEAL MARK LINDAUER REBECCA F
424 PARK CIR#TH5 PO BOX 9213 1115 ELM ST
ASPEN,CO 81611 ASPEN,CO 81612 AUSTIN,TX 78703
MAUPIN KENNETH ASPEN FSP ABR LLC NORTHWAY CONDO OWNERS ASSOC
518 W MAIN ST#C-207 11921 FREEDOM DR 9950 420 W MAIN ST
ASPEN,CO 81611 RESTON,VA 20190 ASPEN,CO 81611
GARMISCH LODGING LLC DAHL W ROBERT&LESLIE A FORNELL CLARITY ELISE&PETER
605 W MAIN ST#2 83 PECKSLAND RD 518 W MAIN ST#6-206
ASPEN,CO 81611 GREENWICH,CT 06831 ASPEN,CO 81611
HESSIAN ASPEN LLC VANCE STEPHEN M DJORDJEVIC VLADAN
1470 GENE ST#B 625 E MAIN ST#1026 PO BOX 9566
WINTER PARK,FL 327894881 ASPEN,CO 81611 - ASPEN,CO 81612
FRIAS PROPERTIES OF ASPEN FRIAS PROPERTIES OF ASPEN 420 W MAIN LLC
730 E DURANT 730 E DURANT 424 PARK CIR#TH5
ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81611
BONETTI MARYSUE ASPEN SQUARE CONDO ASSOC LHG HOLDING LLC
PO BOX 569 617 E COOPER 11777 SAN VICENTE BLVD 9TH FL
ASPEN,CO 81612 ASPEN,CO 81611 LOS ANGELES,CA 90049
ULLR HOMEOWNERS ASSOC PROMISE LAND LLC GARMISCH LODGING LLC
520 W MAIN ST 6412 S QUEBEC ST 110 W MAIN ST
ASPEN,CO 81611 ENGLEWOOD,CO 801114628 ASPEN,CO 81611
ALPINE BANK 604 WEST LLC BLEEKER STREET PROP LLC
PO BOX 10000 604 W MAIN ST PO BOX 491246
GLENWOOD SPRINGS,'CO 81602 ASPEN,CO 81611 LOS ANGELES,CA 90049
605 W BLEEKER LLC MCGUIRE JENNIFER ERIN CORTALE ITA
PO BOX 5010 501 E DEAN ST PO BOX 12346
MONROE.CT 06468 ASPEN,CO 81611 ASPEN,CO 816129237
ASPEN SQUARE CONDO ASSOC HILLMAN DORA B TRUST SCHALL FAMILY TRUST
617 E COOPER 504 W BLEEKER 3841 HAYVENHURST DR
ASPEN,CO 81611 ASPEN,CO 81611 ENCINO,CA 91436
ULLR HOMEOWNERS ASSOC CONNERFAMILY LLC PROMISE LAND LLC
520 W MAIN ST PO BOX 38 6412 S QUEBEC ST
ASPEN,CO 81611 PALISADE,CO 81526 ENGLEWOOD,CO 801114628
KARBANK 430 LLC FAVORITE PRATHUAN HUERGO DELFINA
2000 SHAWNEE MISSION PKWY#400 PO BOX 9566 518 W MAIN ST#A101
MISSION,KS 66205 ASPEN,CO 81612 ASPEN,CO 81611